Arizona Facilities June 2011

SPECIAL EDITION: Best Practices in Green Buildings June 2011

JUNE 2011

FEATURES

6 18 28

Tenant Improvement Hiring a commissioning authority

Mixed-Use Facilities

12

Sustainable Features Help Papago Gateway Center Weather Economic Storm

Property Manager Monica Greenman, Hines GS

Commercial Interiors Energy consultant sets efficiency example

10

Healthcare Facilities

DEPARTMENTS

Retro-commissioning a medical center

4 16 20 22

Editor’s Letter

24 26

Landscaping

Green strides in the industry

Commercial Cleaning Get your green on

Daylighting Turn off those lights

Elevators Examining elevators, energy and efficiency

Health benefits of indoor living plants

Tenant Relations Do tenants care about a green building?

On the cover: Papago Gateway Center. Photo by Ross Cooperthwaite

ARIZONA FACILITIES JUNE 2011 I 3

EDITOR’S LETTER Green is a popular phrase that is rolling across the tongues of those in the commercial real estate market. The idea has been around for decades, but not until recently has the practice of green begun to make figurative strides in the Arizona commercial building industry.

Building owners, amidst one of the greatest economic downturns in recent history, are seeing the lasting benefits of greening their facilities.

Green buildings reduce energy and operating costs while increasing lease and occupanyc rates and property values. High performance buildings also increase productivity, improve employee wellness, enhance corporate culture, attract and retain tenants and provide a more functional workspace.

Lee Chesnut, owner of Chesnut Properties, LLC, joined the green bandwagon in the development of the Papago Gateway Center (see page 6) in Tempe, Ariz. Chesnut claims the sustainable practices implemented in the core and shell of the building (including the state-of-the-art louver system) were critical in securing tenants — a nearly impossible task at the time due to the state of the economy.

Energy Systems Design is anticipating platinum certification in LEED Commercial Interiors for the build out of its Scottsdale corporate headquarters (see page 28). The new office space is fresh, comfortable and energy efficient. Not only does it provide employees with a healthy work environment, but the space also acts as a tool for educating clients on sustainability.

The collective efforts of these and other building owners were instrumental in Arizona’s ranking as 26th in the U.S. Green Building Council’s annual list of LEED Certified buildings ranking states on the number of green buildings per person. With this mid-range ranking, Arizona has approximately 5.2 million square feet of LEED Certified space.

Local governments are also greening their policies in an effort to further sustainability in their communities. The City of Scottsdale is updating its commercial building program by encouraging commercial developers to adhere to the standards of the International Green Construction Code. Developers will be asked to use green materials and construction techniques that minimize environmental impact and reduce energy consumption.

The ability to conserve energy and provide a healthier space has never been easier.

Building owners and managers can employ a number of practices to green their facilities, including day cleaning, retro-commissioning, recycling, day lighting and more. The possibilities are endless.

CONTACT Publisher Travis Barrington travis@jengomedia.com

Managing Editor Kelly Lux kelly@jengomedia.com

Advertising Thomas Farwell tommy@jengomedia.com

Editorial Assistant Brooklyn Ashy brooklyn@jengomedia.com

Art Director Doug Conboy

Contributing Writers Jon Baggett Sasha Bailey Mark Estes Carrie Head Kathleen Mascarenas

Maricela Nunez Michael Raddon Will Scholz Joe Zazzera

Contributing Photographers Jaclyn Olmstead Roger Ottaway

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

Managing Editor Arizona Facilities Utah Facilities is a proud partner of:

Greater Phoenix

Greater Tucson

4 I ARIZONA FACILITIES JUNE 2011

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.

ARIZONA FACILITIES JUNE 2011 I 5

T

he perforated outer skin of more than 2,000 operable aluminum louvers enclosing the southern facade and wrapping the east and west corners of the Papago Gateway Center displays the building’s use of state-of-the-art technology and commitment to sustainability.

“The building has an architecture and design that shouts that we are a sustainable, cutting-edge building,” said Lee Chesnut, president of Chesnut Properties, LLC, and owner of the Papago Gateway Center. “The louver system is so obvious. The louvers are changing the texture of the building all throughout the day. There is an expression of something happening at this property — an expression of life.”

Though the entire core and shell project was developed to meet the latest in sustainability guidelines, the louvers are the iconic element of the Papago Gateway Center, a six-story, plus basement, mixed-use building completed in 2008 and located at 350 W. Washington in Tempe. As the architect and LEED (Leadership in Energy and Environmental Design) consultant, SmithGroup convinced Chesnut of the value in sustainable development and encouraged him to embrace the idea of sustainability, starting with the strategic positioning of the building.

6 I ARIZONA FACILITIES JUNE 2011

“Our way of thinking is not to put LEED as the end all,” said Jeffrey Stanton, vice president of the SmithGroup. “It is really talking about sustainability, doing the right thing, doing what makes sense and optimizing strategies and technologies to achieve best performance. LEED is just a tool to help us think in that direction.”

The east-west orientation of the building follows the curvature of Washington Street along the southern edge of the site. This allows the building to maximize its exposure along the north and south while minimizing its exposure to the east and west. Inspired by the desert, the building was designed to reflect the canyons and desert geography. The positioning of the building optimizes views of Camelback Mountain, the Papago Buttes, Tempe Town Lake and South Mountain.

“We were fortunate in the fact that the site was oriented optimally,” said Mark Roddy, a design principal with the SmithGroup. “The site almost dictated the elements of the development.”

Acting as an outer skin to the south facade,the automated operable louvers were the answer to minimizing the impact of the sun. The perforated continued on page 8

Project Team: Chesnut Properties, LLC, developer SmithGroup, architect, LEED consultant Okland Construction, contractor Caruso Turley Scott, structural engineer Dibble Engineering, civil engineer GBtwo Landscape Architecutre, Inc., landscape architect TestMarcx Commissioning Solutions, commissioning Quest Energy Group, energy modeling

Project Summary: Location: 350 W. Washington, Tempe, Arizona Project Size: 267,000 square feet Project Cost: $52.5 million Completion Date: April 2008 Photos by Jaclyn Olmstead

ARIZONA FACILITIES JUNE 2011 I 7

continued from page 6

Measurable Results: 1.4 million gallons saved annually at full build out or 32 percent reduction in potable water use for indoor water conservation measures

13,700 gallons saved annually or 68 percent reduction in potable water use thru high efficiency irrigation system and use of chemical-free condensing water from the cooling towers

9,050 Mbtu’s annual energy use reduction which results in annual energy cost savings of $175,000 or 18 percent reduction in comparison to the ASHRAE baseline at full build-out

1,000 tons or 80 percent of the construction waste was diverted from conventional landfills

25 percent of materials were manufactured with recycled content

36 percent of materials were manufactured regionally, and of these, 20 percent were extracted regionally

68 percent of all wood products are certified by the Forest Stewardship Council

80 percent reduction in carbon source emissions resulting in the removal of 4,704 metric tons of CO2 from the atmosphere at full build out

8 I ARIZONA FACILITIES JUNE 2011

louvers, a brainchild of the SmithGroup, were designed to work simultaneously with the highperformance glazing to maximize views and provide cool, glare-free natural light while preventing unnecessary heat gain.

Operated by a weather station located on the roof, the louvers open and close automatically according to the position of the sun to optimize shading. As the sun rises, the louvers on the east end of the building close while those on the west end open. And as the sun moves across the sky, the louvers open and close individually, adjusting automatically to the amount of sunlight. The high performance envelope including the louver system reduces the heat gain by approximately 80 percent, said Stanton.

The more than 2,000 louvers, grouped in banks of 10, are individually controlled by one hydraulic operator, powered by vegetable oil. Each controller is enclosed in the vertical mullions of the framing system, protecting them from the elements.

“I wanted the best building I could possibly build, but I had never been able to see (the louver system) before,” Chesnut said. “In the end, the louvers exceeded my expectations by a big margin.”

Adding $3 million to the cost of the building, the louvers, which were possibly the riskiest element of the design, were not only instrumental in reducing the solar heat gain in the building but also in securing an anchor tenant during the economic downturn, Chesnut said.

The louvers and the other sustainability features of the building were major selling points to tenants like First Solar who were looking for a building that promoted sustainability, Chesnut said.

“I believe 100 percent that I would not have succeeded with this building if I had not implemented these sustainable features in the building,” Chesnut said. “First Solar came to this building because of its expression of sustainability.”

Pre-certified as LEED Silver, under the pilot program for core and shell, other sustainable strategies implemented at Papago Gateway Center, according to Susan Guerra, chief operations officer for Chesnut Properties, LLC, include a high-efficiency irrigation system used in the landscaping, high-efficiency water fixtures, a recycling program for tenants, green cleaning practices and the use of only green power.

The landscape and water features use non-chemically treated, blow-down water from the building’s cooling system. Materials used in the construction of the building were made of highly recycled content.

The location of Papago near the light rail and bus routes was another sustainable element embraced by the owner, who helped to fund the nearby light rail station to ensure it was developed at the same time the building was constructed. The location of the building allows for easy travel between Tempe and downtown Phoenix. Tenants also have access to a green car share program.

Additionally, with showers and locker facilities available on site, tenants are encouraged to bike to work.

Offering a speculative building, Chesnut asks his tenants to practice sustainability in their building and designing their spaces. Not wanting the green features of the building to end with the core and shell of the structure, tenant design standards were created, outlining the most efficient use of the space. First Solar, the anchor tenant, received the LEED Commercial Interiors designation, a requirement of all tenants.

“I work to help them design very high quality interior space,” Chesnut said. Covering the costs for a LEED

consultant, Chesnut assists his tenants in developing a sustainable space. “Most of the LEED demands are already met by the work I did in the building. The don’t have to do a whole lot to achieve minimum certification level.”

Chesnut is committed to maintaining and improving the sustainability of Papago Gateway Center. The building is used as an educational tool to teach the general public about sustainability. Management will continue to implement new ideas in sustainability, hopefully starting with the installation of a solar photovoltaic shade structure on top of the parking garage, said Chesnut.

“We want to build the most responsible buildings possible for the future,” Chesnut said. “LEED is not just getting a certificate, it’s about doing the real work, the hard work, of finding ways to limit and minimize the negative impact to the environment, the community and to the world.” AF

Photo courtesy Chesnut Properties, LLC

ARIZONA FACILITIES JUNE 2011 I 9

Banner Estrella Medical Center Retro-Commissions Facilities

By Mark Estes and Kathleen Mascareñas

R

etro-commissioning may sound old-school, but for Banner Estrella Medical Center, it’s a thorough, contemporary approach to improving major facilities’ system performance, saving energy and creating an optimal health care environment.

Banner Estrella is the first participant in the new Salt River Project (SRP) PowerWise Retro-commissioning Solutions rebate program.

“Retro-commissioning is a smart, comprehensive, cost-effective solution to facility energy management and building operation,” said Eloyed Griego, Banner Estrella’s facilities services director.

The project encompassed a detailed system audit to identify an integrated series of low-cost, energy-efficiency measures. Based on upgrades made from the retro-commissioning process, Banner Estrella estimates a first-year energy savings of more than $100,000.

Payback for repairs, equipment and installation will be less than six months.

Banner Estrella is a 214-bed,

Photo courtesy of Salt River Project

10 I ARIZONA FACILITIES JUNE 2011

nonprofit, community hospital that serves the West Valley communities of Avondale, Buckeye, Glendale, Goodyear, Litchfield Park, Peoria, Surprise, Tolleson and west Phoenix.

Banner Estrella opened in January 2005 and now comprises a full-service acutecare hospital, medical office building, conference center and maintenance building.

According to ENERGY STAR, every dollar a nonprofit healthcare organization saves on energy is equivalent to generating new revenues of $20 for hospitals or $10 for medical offices. By saving money on energy costs, Banner Estrella can focus dollars on improving patient care and pursuing medical advancements.

“At Banner, we have a reputation to uphold,” Griego said. “We’ve been rated one of the top 10 health systems in the nation based on clinical performance, according to Thomson Reuters, an organization that evaluates the cost and quality of health care.

“We were looking for ways to green up our campus by increasing energy efficiency and lowering our carbon footprint. We considered a number of methods but weren’t really sold on any of them. Then our SRP account manager, Janie Mollon, told us about Retrocommissioning Solutions.”

“We had heard about similar concepts, but we liked SRP’s approach and the process Janie outlined for us,” said Jim Mauldin, Banner Estrella’s plant operations supervisor. “We really valued the holistic concept of analyzing and treating an entire building rather than just parts of it. After her initial discussion with us, Janie brought in the Nexant staff to explain the retrocommissioning process step by step and helped us complete the necessary paperwork.”

Nexant Inc. is a global engineering consultant under contract with SRP to administer the Retrocommissioning Solutions program. Nexant manages the engineering firms that provide program-funded retro-commissioning analysis.

“The Retrocommissioning staff members were very thorough and professional,” Mauldin said. “After closely examining our facilities and systems, they came back with a number of recommendations and explained the rationale for each proposal. We appreciated their low-pressure approach; there was no big sales pitch.”

Diagnosis and Treatment The major finding of the retrocommissioning process was that Banner Estrella’s HVAC systems were providing more airflow than necessary.

“We thought we had optimal airflow, but the diagnostics showed we were creating a strain on our HVAC equipment,” Griego said. “They showed us how to make airflow more efficient without compromising patient or staff environment. By decreasing fan speeds, we could achieve the same level of comfort with less air and less energy.

“Retrocommissioning process recommendations targeted HVAC fans, the chiller plant, air handlers and reheat components,” he added. “We lowered our natural-gas usage by lowering the demand on our reheat system and improved water consumption in the cooling tower because of the process improvements, with a net benefit of using less water for the same impact.

“Overall, it was quite an education — we learned about best practices for building operation, how to reduce wear and tear on major systems and what it takes to establish high-functioning facilities. HVAC systems make up about 45 percent of a typical healthcare facility’s energy use and are a crucial consideration when it comes to the development of a healing environment that is safe, comfortable, affordable and energy-efficient.”

Griego noted that although Banner Estrella implemented a majority of the diagnostic recommendations, not all of those left on the table will remain unaddressed.

“We will revisit the remaining suggestions periodically,” Griego said.

“This project was successful because of the major commitment of time and oversight management by the Banner Estrella facility staff, including Eloyed and Jim,” Mollon said. “Rather than a Band-Aid fix to maintenance, retrocommissioning is a long-term, highvalue solution. Retro-commissioning was so successful at Banner Estrella that Banner Health is adopting this approach at their other facilities.”

To learn more about SRP’s Retrocommissioning Solutions program, visit savewithsrpbiz.com or contact the program administrator at 602.236.3054. AF

Retro-commissioning Defined Retro-commissioning is a systematic tuneup of building components to enhance their performance rather than relying on major equipment replacement. It’s a process that helps extend a building’s life cycle between construction and major renovation.

This process typically targets HVAC components, including checking economizers, confirming and adjusting set points for temperature and static pressure, verifying system scheduling and eliminating any simultaneous heating and cooling; the central plant, including sequencing and scheduling various systems and using chilled- and condenser-water reset

strategies; and lighting systems, including fine-tuning existing lighting controls.

Retro-commissioning employs a collaborative approach wherein the technical team works with the owner, management, facility staff, contractors and consultants to bring the systems back into and up to high-quality performance. Throughout the process, systems are tested and the performance is documented. The building’s operations and maintenance personnel also are trained to operate and maintain the renovated systems.

ARIZONA FACILITIES JUNE 2011 I 11

Photos courtesy of Ayers Saint Gross

12 I ARIZONA FACILITIES JUNE 2011

Decide Early and Hire a Qualified Team with an Experienced LEED Commissioning Authority

By Michael Raddon

T

he rewards of today’s highperformance projects can be well worth many risks. Qualified and conscientious commissioning authorities (CxAs) guide owners through the jungle of interoperable and complex systems, LEED (Leadership in Energy and Environmental Design as established by the U.S. Green Building Council) points and highperformance goals. They ensure systems are operating according to the design intent to achieve the highest comfort and efficiency criteria.

CxAs develop detailed commissioning (Cx) plans, which help them navigate each project. Collaborating with the owner and the design and construction teams early is critical to achieving a useful, realistic and comprehensive commissioning plan — one that incorporates the owner’s needs and wishes for a successful project and goals for sustainability.

To realize the full potential of commissioning, owners need a complete commissioning process that starts early in the design phase.

Commissioning is a prerequisite to achieve LEED Certification and is therefore required.

LEEDTM does not, however, require that the building be thoroughly commissioned. This often results in an incomplete commissioning effort. The desire to “check off ” commissioning to meet the LEEDTM prerequisite often causes clients to negotiate the commissioning scope to such a point that the Cx effort is gutted, limiting Cx benefits.

When owners pick up the phone and call at the end of design and have decided to pursue LEEDTM there is little opportunity to provide design input, and most of the improvement opportunities have already been lost.

Case Study: ASG Architects Office, Tempe, Ariz.

As a tenant improvement in an existing office building, the Ayers Saint Gross (ASG) architects office project’s sustainable and energy-efficiency goals may have been more easily achieved in an existing building that was designed to be “LEED-ready.”

ASG’s new space incorporates LEED elements, but extenuating factors interfered with the ultimate goal of certification.

The 4,500 square-foot tenant improvement project at the Arizona office of Ayers Saint Gross Architects was designed to support up to 30 people in a comfortable and highly productive environment.

“The space was left open to reflect the collaborative nature of our work, as well as take full advantage of the picturesque views and natural light. Visitors are immediately greeted with the view as well. All occupants can enjoy this benefit since there are no walls blocking the windows,” says Sean R. Rosebrugh, AIA, LEED AP, senior associate at Ayers Saint Gross.

The open and exposed concept minimizes the use of unnecessary building materials.

The project avoided wasteful expanses of ceiling tiles and gyp board which, Rosebrugh says, “are not only unpleasant, but a genuine burden on the contractor to deliver to the seventh floor space.”

As for comfort systems, space heating and cooling is provided by four VAV boxes with electric reheat coils. These boxes are served by the air handling unit that serves the entire floor of the existing office tower. The controls were tied into the existing Direct Digital Control (DDC) system.

“We have zoned the HVAC controls to allow for unused areas to not be an energy burden,” says Rosebrugh, adding that ASG employees sometimes forget to turn the lights on because the natural light is sufficient.

Building systems are left partially exposed as an expression of those elements, and can be used as a teaching tool for how these systems are integrated into the architecture.

The firm even resisted painting the exposed systems to retain their true identity.

“It is also a handy method to provide easy access for maintenance,” Rosebrugh says of the exposed building systems. “The exposed areas, particularly the cable trays, allow us to stay ahead of the technology curves without constantly dirtying and damaging ceiling tiles as seen in most office spaces.”

Because this was the first LEED project

continued on page 14 ARIZONA FACILITIES JUNE 2011 I 13

continued from page 13 experience for many of the contractors and engineers, it became an unusually collaborative and highly coordinated process. Through collaboration and coordination, design solutions were introduced that helped make the project successful.

“The Cx was instrumental in educating the HVAC installers to optimize the selected systems. Handson instruction and general guidance produced a better product for the tenants,” explains Rosebrugh.

ASG had some difficulty in

14 I ARIZONA FACILITIES JUNE 2011

overcoming existing building-wide systems that originally were not designed to accept LEED tenant finishes, essentially overlooking complete tenant control. Rosebrugh explains, “The house HVAC system does not allow for complete control by the tenant, and this is a mitigating factor towards LEED compliance.”

“LEED CI is rather unforgiving if the core/shell building design is not LEED-ready,” he says, and questions whether too much weight is given to items that are out of the tenant’s control.

This seems especially true for a small tenant on a large floor plate (given the area calculations and system overlaps) as is the case with the ASG space.

To Rosebrugh, the only way to achieve LEED certification would have been to spend more money and buy LEED points, which is itself an unsustainable practice.

“Obviously we wish the base building was more receptive to the system. Larger tenants will be able to sway ownership to achieve basic requirements like installing a shower room to pick up points. Filtration, advanced lighting controls and cleaning practices are other items that present a hardship on small tenants,” Rosebrugh explains.

ASG has not witnessed many maintenance issues with their systems.

Rosebrugh says that most issues that have arisen are due to the core building

systems or scheduled shut downs.

Despite some unavoidable setbacks with regard to LEED certification, the project is proving to be a success.

Rosebrugh describes the office as a great place to work with high employee satisfaction and retention rates.

“The collaborative environment really does foster interaction and aids in producing high quality work.

Clients and consultants enjoy the space and ASG’s office is generally the preferred meeting place,” Rosebrugh says. “The perception of the space as unique, very open and dramatic is the key identifiable feature.”

Basic commissioning is required for LEED certification, but in-depth “total” building commissioning is not.

Knowing that you will be seeking LEED certification for your project early on will help you in the selection of both your commissioning and design team. If you are involved in a tenant finish for which you will be seeking LEED certification, the ability of the base building to integrate with sustainable systems and designs will be a consideration.

Michael Raddon is the public relations manager for Spectrum Engineers, Inc. He can be reached at 801.401.8407 or mpr@spectrum-engineers.com. AF

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

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roof anchors

horizontal life lines

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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.

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commercial cleaning

Get Your Green On Healthy Building Equals Healthy Tenants

By Will Scholz

G

reen cleaning is not new to the industry and has been increasing through janitorial companies that embrace this culture and incorporate it into their daily cleaning practices.

Janitorial companies are being asked by more and more clients to devise a cleaning plan that takes into account Green Seal Certified (GSC) chemicals, micro-fiber cloths and HEPA filtration vacuums.

However, traveling down the 100 percent green road is not always an option. Having a unique balance with traditional cleaning styles along with new green initiatives has elevated some janitorial companies in the marketplace.

For example, during the sales process, clients love the idea of colorcoded micro-fiber cloths to differentiate the variety of surfaces found in a building. Who wants to find the janitorial crew using the same rag to clean breakroom countertops that were just used in cleaning the restrooms?

But on the other side of this coin, what assurances do you have that your cleaning company is actually living up to green standards? Some clients still want the smell of “cleanliness” that often comes with using products with higher levels of volatile organic compounds (VOC) as found in traditional cleaning products, but they are not as environmentally friendly as most GSC products that don’t emit a heavy smell of disinfectant. So clients may feel as if the area isn’t as clean as it should be.

There are many benefits to greening janitorial practices. Studies have found air inside a building can be between two and five times as polluted as the air outside. And since many people spend a large percentage of 16 I ARIZONA FACILITIES JUNE 2011

time indoors at work, school or even at home, it is important that indoor air quality is kept as high as possible.

Therefore, green cleaning is not simply a feel good buzzword; being green is a real choice that makes people feel better by keeping the indoor environment as healthful as possible.

By making green cleaning choices in cleaning products, equipment, systems and procedures, the lives of those that spend time in the buildings and offices serviced are affected.

For business owners, green cleaning choices can even affect the company’s financial bottom-line, because employee sick time and lower productivity all have some basis in poor indoor environmental quality.

For school administrators, green cleaning choices can affect school productivity by decreasing childhood asthma and decreasing student absenteeism. According to Building Services Management, switching to green cleaning can improve attendance and student performance on standardized tests. Therefore school administrators interested in improving the schools performance and bottom line should take a close look at green cleaning.

The Healthy Schools Campaign calculated that each 0.5 percent increase in attendance would result in an additional $300,000 in funding for some larger school districts. Building Services Management found that after a major renovation in which green

cleaning was a key component, both attendance and scores on standardized tests increased. Therefore, green cleaning, which minimizes exposure to harsh aggressive cleaners and VOC emissions, result in cleaner schools providing a better and healthier learning environment.

Green cleaning has also become popular with multi-tenant properties.

They know their profits are not directly influenced by the increased productivity of occupants. Their needs deal more with tenant retention, improved tenant satisfaction, reduced complaints and marketing their properties to gain new tenants.

Implementing a green cleaning program can help in all of these areas and add real value to a property. Green cleaning helps to maintain Class A status, lease space at a premium and minimize tenant turnover by letting tenants know the building is cleaned and maintained from a healthy approach.

Going lean and green does not just mean replacing your current non-green products with milder cleaning supplies. Green cleaning includes processes, which reduce the negative impact on employee health and the total environment when compared with traditional non-green products and non-green programs. Properly designed and implemented, a green cleaning plan will have a positive impact not only to the overall cleanliness of your facility, but the health of its occupants and ultimately your return on investment.

Will Scholz is vice president of operations for Phoenix-based Commercial Janitorial. For more information about green cleaning services call 1.888.756.2299 or email Will@CommercialJanitorial.com. AF

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

PRESIDENT’S MESSAGE It has been a busy and exciting time for BOMA of Greater Tucson. In March, we met with representatives from the offices of John Kyle, Raul Grijalva and Gabrielle Giffords. During this time, we took advantage of our legislators being in their home districts by introducing them to BOMA and educating them on issues of importance to commercial real estate.

BOMA International is pursuing two issues in Congress. One is to make the provision for depreciating leasehold improvements over a 15-year period permanent instead of reverting back to 39 years at the end of 2011. The other issue supports introducing legislation that gives tax credits for buildings that achieve various levels of energy efficiency.

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.

In April, we joined BOMA Greater Phoenix as BOMA Arizona to meet with our state legislators. We were lobbying in favor of HB1525. This bill will reform and clarify current development impact fee statutes to make them more transparent and predictable.

Tucson members meeting with our various national and state legislators were Diane O’Connor, government affairs chair, Katie Castillo, Bobby Rodriguez, Brandon Bosshardt, Mona Deane, Tina Olson, Jeanie Merideth and myself. Thanks to everyone who participated, especially Diane O’Connor, who set all the appointments.

Gay Jarvis

2010 Officers: Gay Jarvis, President Dana Elcess, Secretary Andrea Krug, Treasurer Mona Deane, Past President

2011 Schedule June 21: Monthly meeting held at 11:45 a.m. at the Sheraton Tucson Hotel, 5151 E. Grand Road, Tucson, Ariz. The topic will be ‘Medical Marijuana: How to Manage Spaces.’

Please check out other upcoming events on our calendar at www.BOMAGT.org

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

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

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

17 I ARIZONA FACILITIES FEBRUARY 2011

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

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

ARIZONA FACILITIES JUNE 2011 I 17

Talented, Creative, Future Thinkers Encourage Sustainability

By Kelly Lux

Photo by Roger Ottaway

18 I ARIZONA FACILITIES JUNE 2011

M

onica Greenman puts the green into facility management. As a 14-year veteran in the property management business, Greenman, a property manager with Hines GS, enjoys the variety and daily challenges in property management.

“Some days I am an accountant, and other days I am a contractor,” she says. “Where else can you get that type of diversity.”

Greenman believes in maintaining the asset at the highest standard possible while maintaining good tenant relationships. She says the main challenge in property management is “staying in front of the changes, whether we are dealing with accounting software, work order software and/or sustainability efforts.”

As property manager of Two Renaissance Square, Greenman, under the direction of Hines, felt an environmental obligation to the tenants and owners of the office building.

“We feel the importance of sustainability is the environmental obligation to our tenants and owners,” Greenman says. “I am lucky enough to work at Hines where sustainability is a core part of our business model.”

Greenman, with her property management team of 11 members, implemented several sustainable measures in the 473,392 square-foot building.

Recycling was a key component in the program. The management team partnered with Waste Management and implemented a single-stream recycling program, which included paper, cardboard and cans. The engineers, which Greenman called the heart of the team, implemented an electronic recycling program, conducted semiannually for the tenants of Two Renaissance.

Greenman also worked with Hines to implement the Hines Go Green office award for tenants who operate their businesses using green efforts. Tenant improvements are done using sustainability practices. Vendors were also extended the challenge.

Green cleaning is conducted throughout the building. Half of the janitorial business is conducted during the day.

The most notable change, as far as green practices, according to Greenman, has been in the water consumption of the building. The original china fixtures, which were consuming 3.4 GPF and 1.6 GPM per faucet, were altered with an annual savings of 2 million gallons of water and $10,000.

“Anything is possible with creativity,” Greenman said. “In the long run, the sustainability changes we have implemented have decreased some of our operating expenses.”

Management at Renaissance will continue to implement sustainable practices at Two Renaissance Square. They are researching innovative ways to be self sufficient in certain areas, using the “talented, creative and future thinkers on the staff,” Greenman said. AF

asphalt

Unusually Green Asphalt Surprisingly Green Option for Roads, Parking Lots

By Jon Baggett

A

sphalt sometimes gets a bad environmental rap, primarily because of its association with petroleum/fossil fuel products, and in the desert, for its contribution to the heat island effect. Unfortunately, most people are not aware of how truly green the asphalt business can be in the hands of environmentally responsible companies and informed buyers.

America’s Most Recycled Product According to the Federal Highway Administration and the United States Environmental Protection Agency, more than 80 million of the 100 million tons of asphalt pavement removed each year during widening and resurfacing projects is reused to create new roads, roadbeds, shoulders and embankments.

That’s an 80 percent recycling rate – a significant effort compared with the 28 percent recycling rate of post-consumer products in our country’s municipal solid waste stream.

Besides its recyclability, asphalt pavement offers another benefit to the environment.The process of making hot mix asphalt encompasses a way to put other waste products to good use.

Specifications for asphalt pavement now include such components as rubber from used tires, slag from the steelmaking process, sand from metalcasting foundries and waste from the production of roofing shingles.

Where the Asphalt Meets the Road Industry groups including the Asphalt Recycling and Reclaiming Association (ARRA), National Asphalt Pavement Association (NAPA) and Asphalt Pavement Alliance (APA) continue to bring awareness for recycling efforts and the impact on

environmental sustainability.

According to the APA, nearly 94 percent of the paved roads in the United States are surfaced with asphalt – not to mention the numerous parking lots that abound. With this much product out there, the industry provides alternative resurfacing solutions that are eco-friendly and cost effective.

Milling: This technique involves the grinding down of the deteriorated pavement surface to a controlled depth prior to overlaying with new or recycled asphalt.

The volume of recycled asphalt pavement is:

13 times greater than recycling of newsprint 27 times greater than recycling of glass bottles 89 times greater than recycling of aluminum cans 267 times greater than recycling of plastic containers

Pulverization: This solution involves the removal of the deteriorated asphalt pavement, as well as the old base material and grinds them together to provide a recycled, usable base for the new asphalt surface.

By eliminating the need for total pavement removal and reconstruction, these sustainable solutions can save significant money in material hauling and disposal, equipment costs and fees associated with virgin materials.

They’re on It Many companies within the asphalt paving industry are committed to

reducing our environmental impact through the increased use of responsible materials and practices. For many companies, employing sustainable solutions has been the norm for years in everyday business operations.

• Recycled asphalt from existing paved surfaces is used in construction projects.

• Proper dust control and storm water pollution prevention strategies should be used on every job site.

• Ultra-low sulfur diesel can be used to fuel equipment, reducing levels of harmful emissions into the environment.

• Systems should be in place on fleet vehicles to remotely monitor idling.

This conserves fuel and lowers emissions.

• All hazardous materials should be disposed of through licensed HAZMAT contractors only.

• All common area lighting in facilities can be on motion detectors to conserve energy.

• Estimator and project management vehicle fleets can be converted to hybrid vehicles to conserve fuel and emissions.

Support more green practices in the industry by asking how recycled materials can be used for your next paving project and by demanding to only work with companies who are taking steps to reduce their wear and tear on the environment.

Jon Baggett is the director of marketing for Ace Asphalt of Arizona, Inc. For more information, visit www.aceasphalt.com or call 602.243.4100. AF ARIZONA FACILITIES JUNE 2011 I 19

daylighting

Turn Off Those Lights Daylighting Increases Productivity, Decreases Energy Costs

By Carrie Head

B

y now most everyone has heard about sustainable design, Energy Star and LEED ratings. From conserving water to recycling, there are many ways building owners can reduce operating costs and attain green goals. However, one source that is often overlooked is the sun.

Humans enjoy natural light.

They crave a connection to the outdoors, and when natural light is brought into buildings, the affects are astounding. In 2003, the Heschong Mahone Group completed a study on the effects of natural light.

Introducing natural light into a retail chain dramatically increased sales. In classrooms, increasing natural daylight significantly improved math and reading scores. In corporate environments, introducing daylight measurably decreased absenteeism and increased productivity.

How do you increase daylight in your buildings? When you think of letting in light, you think of windows. They allow people to observe weather and make that connection to the sky, clouds and sun. They are an important element in any building. But windows have limitations. With windows, light does not extend far enough into a building, and they introduce significant heat and glare. Windows cannot meet all daylighting needs.

Another popular solution to increasing daylight has been the use of skylights. They bring in light, but clear skylights bring in the same unmanaged light and heat that come with windows.

A food court in an Arizona mall has beautiful skylights, but during the lunch hour, an entire seating area is avoided because it is uncomfortably bright and hot. Pair that with the structural support needed for skylights and their 20 I ARIZONA FACILITIES JUNE 2011

limitations begin to surface.

Another solution: the tubular daylighting device. Tubular daylighting devices (TDD) are an innovative solution to deliver daylighting deep into interior spaces.They capture sunlight on the roof, redirect it down a reflective shaft and then diffuse daylight throughout any interior space. The modular design of TDD allows for a smaller rooftop aperture, thereby minimizing the impact to the roof structure. The unique design and technological facets of a TDD provide a highly consistent and controllable source of light.

The most advanced TDD incorporate proprietary technologies throughout the product to deliver the most sunlight all day long, anytime of the year.

Optical technologies are built into some TDD, actively capturing lowangle light while rejecting the overpowering mid-day sunlight, providing consistent lighting and superior visual comfort. Some TTD diffusers are engineered to provide the

optimal light diffusion in the internal space. All of the components of these products work together to reject unnecessary heat gain usually associated with either windows or skylights. They can even be provided with dimmers when a room needs to be darkened.

TDD allow you to use free energy, but think beyond energy savings for the whole picture.

Studies show that stores that incorporate natural light are perceived by shoppers as being well organized and clean. Walk into one of REI’s artificially lit stores and then visit another where TTD have been installed.

In the daylit store, the colors of the merchandise appear brighter and truer. The store feels better.

Grocery stores can take advantage of TDD, using natural light to display produce. These devices allow the spectrum that shows produce beautifully and eliminate the spectrum that advances spoilage. Stores that are starting to upgrade lighting find that sales increase in those locations where TDD have been incorporated.

When Federated Logistics (Macy’s and Bloomingdales) introduced daylighting into their Los Angeles warehouse their main goal was to reduce energy consumption and increase the quality of light. They found that natural light from TDD also reduced errors in product identification for repairs, warehousing and shipping.

Retail areas seem cleaner, absenteeism is reduced, productivity increases, test scores improve and sales volume increase. Energy costs go down. And the best part? Once tubular daylighting is installed, the energy is free.

Carrie Head works with Norcon Industries. She can be reached at 602.795.5157 or carrie@norconindustries.net. AF

ARIZONA FACILITIES JUNE 2011 I 21

Examining Elevators, Energy and Efficiency

By Sasha Bailey

A

s green initiatives become an essential part of today’s building projects, elevator companies need to create plans to execute and maintain long-term visions toward a goal of sustainability.

Some elevator manufacturers have committed to evaluating and quantifying the current environmental impact of their products through lifecycle assessments (LCA). These analyses cover the product’s lifecycle, from the impact of procuring or mining virgin resources to the manufacturing processes, shipping, installation, service maintenance, repair and modernization. With this growing emphasis on sustainable building practices, many building owners, facility managers, engineers and architects are looking for ways to increase elevator efficiency and reduce energy consumption by monitoring, upgrading and installing new equipment.

Elevators and Energy All elevators use energy. Although levels of energy efficiency may vary among different models, a majority of new elevators make up a small percentage (generally assumed to be two to three percent) of a building’s overall energy consumption. The energy efficiency of elevators has greatly improved in parallel with technological advances in motor controls. Due to the increasing number of drive technologies created over the last three decades, units manufactured more than 20 to 30 years ago are significantly less energy efficient than today’s newer models.

Traction elevators that are more than 20 years old require the use of DC (direct current) hoist motors.

These DC hoist motors need a motor generator in order to convert AC (alternating current) power into DC power. The necessity of power 22 I ARIZONA FACILITIES JUNE 2011

conversion is due to the AC motor’s inability to provide a precision control on the elevators acceleration and deceleration, which affects ride quality.

Over time, manufacturers developed new technologies to convert AC power directly to DC power through SCR (silicon-control rectifiers) drives. SCR drives enable building owners to remove the redundant secondary motor generator that simply converts power from AC to DC.

This elimination has reduced the need for dual motors, leading to significant reductions in energy use and operating costs. If your facility is still operating motor generator technology, you have a significant opportunity to reduce the energy consumption of your elevators.

Expenses associated with creating a sustainable elevator system range from minor upgrades such as lighting improvements to a complete energyefficient system design and installation. Simple elevator upgrades, like LED lighting, closed-loop door operators or automatic fan and light shut-off, help a building’s energy consumption to decrease. This ensures building owners save money each year.

Energy-efficient lighting, controls and improved ride and air quality (IAQ) will also benefit building owners through improved tenant attraction and retention.

Destination Control Software Modernizing elevator systems by

installing destination control software can create up to 35 percent more efficient passenger transportation, yielding significant energy savings.

Grouping elevators by destination improves routing and enables fewer cars to take fewer trips. A dispatching system directs passengers to the elevator that will get them to their destination with the shortest travel time.

Buttons are not needed inside the car. Instead, passengers use the keypad or touch screen in the lobby to register the floor to which they are traveling.

The keypad or touch screen will graphically direct each passenger to the appropriate car for his or her destination. Guided by a formula based on estimated time to destination, the system takes into account each person’s desired stop and dispatches the car that will provide the fastest trip time.

Once the elevator car arrives, lobby position indicators allow passengers to see designated stops and direct them to their appropriate ride. Systems equipped with destination control software increase passenger-handling capacity, allowing building owners to accommodate tenants with hightraffic needs. Instead of stopping at multiple floors for different individuals, the dispatch system groups all passengers traveling to a specific floor in one trip.

This practice can reduce user waittime up to 30 percent and increases handling capacity (e.g., the number of people an elevator can transport efficiently in a set time). Destination control systems improve building efficiency and can even increase overall property value.

Service and Modernization Elevators running at peak performance use less energy. To maximize the performance and safety

elevators of elevator products, a code-compliant preventive maintenance program is important.

Even after an elevator’s warranty expires, it is important it receives preventative maintenance to ensure optimum and safe performance. This maintenance should involve fast, reliable service and trained technicians. Most companies offer programs that can be customized to fit a building owner’s specific needs.

The Americans with Disabilities Act (ADA) stipulates buildings must comply with new requirements that make elevators easier to operate by people with special needs. If an elevator is deemed as non-compliant with current regulations, the service provider should be able to provide a quick, cost-effective solution.

Elevator modernizations can update an elevator’s performance, reduce energy consumption and

decrease the impact on IAQ. Cab and lobby upgrades can offer a new updated look compared to older styles. Experienced technicians and engineers can customize modernization packages that are both time and cost efficient.

Conclusion With energy consumption reaching an all-time high, builders are looking for green alternatives.

Whether customers are upgrading their current system or installing a new elevator, choosing energyefficient technology should be beneficial for building occupants, owners and the environment.

Sasha Bailey, LEED AP BD+C, is a corporate sustainability manager in ThyssenKrupp Elevator’s Americas Business Unit. Email her at Sasha.Bailey@thyssenkrupp.com. AF

ARIZONA FACILITIES JUNE 2011 I 23

Health Benefits of Indoor Living Plants

By Joe Zazzera

I

n the last 30 years, in the interior plant design, installation and maintenance business, there have been no less than three cycles whereby clients shifted from living to artificial foliage and then back again.

Somewhere around the second cycle there began to be a greater a mixture of the two. Since then, custom artificial plants have been used in areas too harsh for living plants to be maintained in a healthy fashion.

Although clients continue to be provided with custom artificial plants, there is an upsurge in live plant installations. This is in part due to the fact that the United States is in the middle of the greatest environmental awareness movement ever seen.

With the advent of the LEED (Leadership in Energy and Environmental Design) rating system and now with LEED for homes and hospitals coming on in a strong way, the awareness of the need and desire for indoor air quality improvement and control is greater than ever. Due to this greater awareness, the public no longer trusts the health and quality of food, clothing, hair-care products, cleaning products, carpeting and paint. Many are harmful, plenty of data exists that has proven the toxicity of these items, and these chemicals can no longer be 24 I ARIZONA FACILITIES JUNE 2011

kept near us in any form without eventually becoming irritated and sick behind their use. When it comes to living and working environments, the best, healthiest options possible are wanted.

According to the ASID study, “The impact of interior design and the bottom line,” and The American Journal of Medicine, businesses pay $15 billion a year in direct medical costs due to problems related to poor indoor air quality.

More than 900 VOC (volatile organic compounds) can be present in indoor environmental air. Not all VOC are harmful, but the harsh ones, like formaldehyde, xylene, benzene, chloroform, ammonia and acetone, are used in items like paint, carpeting, construction supplies, glues, ceiling tiles, furniture and finishes.

This poor indoor air quality has an adverse affect on our health. Outgassing, or emissions of these VOC, cause problems such as nausea, headache, coughs, fatigue, dry skin and sore throats. These are just some of the results of poor indoor air quality.

How Living Indoor Plants Help Live indoor plants convert harmful VOC into carbon-based materials that they then use in the photosynthesis

process to make their own food. The resulting byproduct is oxygen.

This is actually a biomimetic action. There is no other known way to convert these compounds into something harmless. It is as nature designed and intended. Air filter devices and HVAC systems can capture some of these VOC, but they are still there, they haven’t changed.

Plants can do something even our most complicated HVAC systems can’t and are a terrific way to supplement the HVAC system in a building.

Scientists have found that there is a microcosm, an ecosystem of sorts, that exists in planting media consisting of plant roots and microbes. The VOC are broken down during this microbial action. Plants absorb the newly converted compounds and use them in the photosynthesis process for food, energy and growth.

In a two-year study by Norwegian Professor Tove Fjeld, in 51 offices with living indoor plants, fatigue was reduced by 20 percent, headaches and sore throats by 30 percent, coughs by a whopping 40 percent and dry skin irritations by 25 percent.

In yet another study by Texas A&M Professor Dr. Roger Ulrich, he showed that when plants are present in hospitals, patients are ready to go home after surgery in less time, they require less pain medication, and nurses report that they are less likely to become upset or despondent from their illness or surgery. Ulrich’s study also showed that plants improved problem solving skills, ideation and creative performance. So research definitely shows that plants improve health.

How Many Plants?

Research by NASA, as well as Australian Scientist Margaret Burchett, have shown that one plant per 100 to 160 square feet of indoor space is sufficient to have an effect and improve indoor air quality. They found that the plant size did not matter as

landscaping long as they were of the 8-inch nursery pot size or larger. The studies have shown that upon initial installation, VOC were removed within four to five days, and any added VOC (by addition of furniture etc.) are removed within 24 hours. This shows that plants get better at processing VOC.

take dogs to the park or go camping or fishing. This biophilic need for plants, life and nature is an archetypical one which is innate in everyone. Designers and managers are educating and reconnecting with clients to this need by providing them with the highest quality of dĂŠcor, design and environmental quality as possible.

Now, more than ever, live indoor plants are part of that design.

Joe Zazzera is a LEED Accredited Professional and Accredited Green Roof Professional. His company is Plant Solutions Indoor Plant Design. He can be reached at 480.585.8501 or joe@plantsolutions.com. AF

What are the Costs?

There have been many return on investment studies done which show anywhere from 30 to 300 percent ROI depending on the environment. The typical return in the office environment shows 12 percent improvement in productivity along with 60 percent reduction in absenteeism rates. This translates to a $24 ROI per day per employee commercially for costs of about $200 per year per employee including maintenance.

When most want to relax and unwind, they go for a walk in nature,

ARIZONA FACILITIES JUNE 2011 I 25

The Benefits of Greening Your Building Do Tenants Care?

By Maricela Nunez

I

t’s not difficult to understand why green has become the new gold standard in commercial real estate circles.

Green buildings benefit owners and tenants in numerous ways, both tangible and intangible. They offer lower operating costs and better indoor environmental quality. They tend to attract tenants who are increasingly educated in the economic advantages of operational efficiency and are seeking an opportunity to provide a more healthful workplace for their employees. And, they can boost a building’s value by 10.9 percent on new construction and 6.8 percent on existing projects, according to statistics from the U.S. Green Building Council.

The USGBC, creator of the structured LEED certification program, is so convinced of the benefits of green facilities that it has published “The Business Case for Green Building” on its website. The five-point argument for going green includes the following advantages, targeted toward building owners and developers considering a move in this direction: Competitive differentiator – Green features are entering the leasing and buying conversation at an increasing rate and definitely can work to a building’s advantage when the market is tight.

Mitigate risk – Green building certification provides third-party verification attesting that measures have been put in place to protect indoor air quality, beyond just meeting code-mandated minimums. Green buildings also tend to mitigate risk by being easier to rent and sell, and by receiving faster permitting or special permit assistance, in some cases.

Attract tenants – Lease-up rates for green buildings usually range from 26 I ARIZONA FACILITIES JUNE 2011

average to 20 percent above average.

Cost effective – A 2 percent upfront investment in green building design typically results in a 20 percent savings of total construction costs over the life of the building – more than 10 times the initial investment.

Additionally, energy-efficient buildings can sell for as much as 10 percent higher per square foot than their conventional counterparts.

Increase rental rates – According to a 2008 CoStar Group study, green buildings outperform their non-green peers in occupancy, sale price and rental rates. The study found LEED buildings rent for $11.33 per square foot more, on average, and have 4.1 percent greater occupancy. Energy Star buildings rent for $2.40 per square foot more than non-Energy Star buildings and have a 3.6 percent higher occupancy.

The Greening of San Tan Corporate Center I and II Even with all these advantages, convincing a building owner to part with some green (cash) to go green can be a tricky process for an asset manager.

CB Richard Ellis in Phoenix has had ample experience in this area, having helped several high-profile office Valley buildings – including Collier Center, The Phoenix Plaza, 2777 Camelback and Esplanade III – achieve success in the LEED Certification process. In 2010, the Asset Services Division of CB Richard Ellis guided Wells REIT II, an Atlanta-based real estate investment trust, through the process of earning Gold-Level LEED-Existing Buildings: Operations & Maintenance (LEED EBOM) certification at San Tan Corporate Center I and II in Chandler.

The process was eased by the building owner’s openness to going green, and its past experience instituting sustainability programs elsewhere in its building portfolio.

Still, the journey was not without its challenges as the team – which included a third-party LEED consulting company -- strived to achieve top marks in six credit categories: sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality and tenant participation.

The process began with an audit that included an assessment of existing conditions to review the building’s performance in several key areas, including energy and water usage, ventilation system and indoor air quality practices, purchasing practices and waste management. Based on the results of the audit, the team developed a building commissioning plan and implemented new operating policies that were monitored during a 90-day performance period.

Among the biggest surprises uncovered during the 10-month certification process: LEED was neither as intimidating nor as costly as anticipated. In fact, many of the changes instituted as part of LEED Certification cost little to no money.

It helped that the 267,000 squarefoot San Tan Corporate Center is relatively young (Phase I was built in 2000 and Phase II in 2003), and that both buildings already had received the ENERGY STAR designation from the U.S. Environmental Protection Agency. Cost savings also were realized by utilizing in-house personnel to perform retrofitting work where possible ($33,000 was saved by having their own engineers replace every lighting fixture on site) and by taking

tenant relations

2777 Camelback (above), Esplanade III (left) and the Phoenix Plaza (right) are among those that have achieved success in the LEED Certification process.

advantage of the many rebates available for green makeovers.

Other easy fixes: • Replacing with lower-impact alternatives all exterior maintenance equipment found to be harmful to the environment.

• Banning all conventional fertilizers in favor of mulching or composting.

Landscape waste is recycled and used as compost.

• Utilizing reflective roofing materials to help deflect heat and sunlight from the buildings and grounds.

• Using water fixtures that meet the water conservation requirements of the Federal Energy Policy Act of 1992, and utilizing low-water native plants in landscape design. Overall, San Tan Corporate Center uses 21.7 percent less water than a typical building its size.

• Monitoring major energy-using systems in the building and optimizing their energy-efficiency performance. The property has reduced its GHG emissions (MtCO2e/year) from 3,681 Mt in 2007 to 3,194 Mt in 2010. That is a 487 Mt or 13 percent reduction in GHG emissions.

• Developing a sustainable purchasing policy that requires 80 percent of office supplies to contain recycled content and be sourced from vendors that specialize in environmentally friendly products.

A Solid Waste Management Policy requires that 50 percent of ongoing consumables, 75 percent of durable goods and 100 percent of all batteries are recycled. During the 90-day performance period, San Tan Corporate Center recycled 59 percent of ongoing consumables.

• Installing high-efficiency MERVE 13 filters to reduce the quantity of particulates that enter the air system.

• Developing a green cleaning policy that requires the use of low-impact cleaning products.

Do Tenants Care?

Throughout the process, the team worked hard to involve tenants and to encourage their participation. Regular tenant outreach meetings and frequent communication about the green efforts and improvements helped gain the support of all 11 tenants.

Since achieving LEED Certification,

positive feedback has been received from tenants about the green cleaning policies and the energy-cost savings that have resulted from simple adjustments in heating and cooling practices. Several tenants even have been inspired to pursue LEED Certification for their own individual office spaces. On the leasing front, brokerage professionals report that green is becoming an expectation among prospective tenants as corporations seek to achieve greater levels of social responsibility and environmental sustainability.

The experience has proved that green matters – to the environment, to building ownership and to tenants.

Property managers owe it to themselves and to their owners to learn all they can about this emerging area in order to drive the process and provide the leadership upon which their clients depend.

Maricela Nunez, a real estate manager in CB Richard Ellis’ Asset Services division, is a real estate manager of San Tan Corporate Center in Chandler, Ariz. She can be reached at maricela.nunez@cbre.com or 480.899.7681. AF ARIZONA FACILITIES JUNE 2011 I 27

LEED by Example Energy Consultant Lowers Energy Costs in Own Office Space

By Kelly Lux

T

he corporate office of Energy Systems Design was built to be highly energy efficient — showcasing the company’s commitment to sustainable engineering design on every project (even their own).

“We wanted to set an example for our clients and the community, reduce operating costs and establish

a real-life, on-going energy analysis,” said Halleh Landon, LEED AP and vice president of Energy Systems Design, a team of mechanical, electrical and plumbing consulting engineers. “One of the biggest questions that is asked during predesign of commercial spaces is what is this going to save and what is the

return on investment. By monitoring usage and incorporating multiple systems into our design, we will be able to help answer that question.”

Energy Systems Design has been practicing energy efficient design and conservation since the company was organized in 1988. Wanting to emphasize the company’s commit-

Photos by Roger Ottaway

28 I ARIZONA FACILITIES JUNE 2011

ment to energy efficiency, the owner of Energy Systems Design, Mo Ardebili, purchased the 10,640 square-foot shell at 7135 E. Camelback Road in Scottsdale in 2010. The company spent three months working with the architect, Davis, to design an efficient space.

“Working with an architect that is knowledgeable about sustainable materials, finishes and practices is essential to creating a space that is environmentally friendly and healthy for its occupants,” said Mo Ardebili, president of ESD. The empty space was transformed into a functional, energy efficient, operational office in less than three months by Rubson Construction, the general contractor on the project. Not only were they able to build a sustainable office, they were able to divert more than 70 percent of the construction waste from a landfill. The walls were accented with reclaimed wood. The interior doors have an agrifiber core. The breakroom countertops are made of paper stone, a

100 percent post-consumer recycled product. The carpets are NSF certified at gold level. The flooring tiles are made from cork. Some accents and décor are made of recycled glass. Even the furniture, purchased from a local company, is reconditioned, composed of about 70 percent recycled content.

Energy efficient lighting was used throughout the office. LED and T8 lights were installed, as well as daylight and motion sensors. The interior offices have glass walls, allowing natural light to filter in and provide views of the outside to every cubicle and private office. Coming from a space that didn’t have natural lighting for the interior offices, Landon said, “You can definitely feel a difference.

The use of natural light through the windows and skylights not only reduces the energy required by artificial lighting, it creates a better, more comfortable working environment for our employees.”

Four skylights, created by the removal of the existing mechanical

units, provide the cubicles in the main office with another source of natural light. The skylights were built after the 11 existing mechanical units were donated to a local school district and were replaced with seven of the most high efficiency units on the market today, Landon said.

“The skylights were custom designed with integral dampers to relieve static pressure and remove heat from the skylights themselves,” said Ali Ardebili, LEED AP, project manager at ESD. Another high efficiency system is the displacement air ventilation in the conference room. The six diffusers on the interior wall of the conference room provide cooling to only the occupant breathing zone in the space.

The system provides cool, clean air at the floor level which gravitates up, toward the heat source (computers, occupants, etc.), creating an upward cooling effect as the warm air rises.

continued on page 30

ARIZONA FACILITIES JUNE 2011 I 29

continued from page 29 The air is supplied at a very low velocity and is whisper quiet. Each office is equipped with variable flow diffusers that allow the occupant to change their own office temperature within a few degrees.

All of the plumbing fixtures are lowflow. The heat-pump water heater uses the warm air from the room to heat the water and in turn cool the space.

Meters were placed on all of the electrical, mechanical and plumbing systems to quantify their use because, according to Landon, “You can only control what you can measure.”

Monitors in the lobby show the control system interface, highlighting real-time energy usage and mechanical equipment performance.

Energy Systems Design completed the space in December, moving in between Christmas and New Years and opening the office Jan. 1, 2011.

Gaining an advanced level Green Building Certificate of Occupancy from the City of Scottsdale, they were

30 I ARIZONA FACILITIES JUNE 2011

able to participate in Scottsdale’s forward-thinking, Green Building program geared to make valuable important changes for the city.

Based on ASHRAE 90.1 standards, ESD reduced their energy consumption by 40 percent for HVAC, 37 percent for lighting and 47 percent on water usage. In addition to the more than $7,000 they received in utility rebates, the company will save approximately $6,000 per year in energy costs.

The staff at Energy Systems Design is also doing their part to ensure the company is sustainable.

Many of the employees bike to work.

As a paperless office, all employees have recycling baskets at their desks to recycle paper. Additionally, the breakroom has recycling containers for food, aluminum and paper.

Energy Systems Design is anticipating LEED Commercial Interiors Platinum Certification for the sustainable design of their corporate office. AF

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