IN THIS ISSUE: Ethically Sound Employment Practices Pay Off October 2011
OCTOBER 2011
FEATURES
6 12
TOBYs Commercial Jewels of Greater Phoenix
Data Centers Low-cost cooling for high-value data
Submeters
18
Submeters are an easy, versatile solution for optimization
Transit-Oriented Development
28
DEPARTMENTS
5 22
Editor’s Letter
24
Management Law
26 27
Pest Control
30
Landscaping
TOBY Awards
Lighting Intelligent controls reduce consumption and improve regulation
Ethically sound employment practices pay off
Green tips for targeting desert pests
Flooring Restore existing carpet instead of replacing
Irrigation by the numbers
On the cover: USAA Phoenix Campus courtesy Roger Ottaway
ARIZONA FACILITIES OCTOBER 2011 I 3
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EDITOR’S LETTER Every year BOMA of Greater Phoenix recognizes their members’ outstanding buildings with The Outstanding Building of the Year Awards. BOMA pulled out all of the stops for this year’s event, hosting the black tie affair at the Wyndham Phoenix. The celebration began with a cocktail party, a reception and a dinner. After the awards (10 buildings were recognized this year), BOMA members continued the celebration with a Lux Lounge After Party and Casino. For BOMA of Greater Phoenix, the party lasts long after the fancy dresses have been put away, the poker tables have been cleared and the drinks have been stopped. Building owners spend all year preparing for the TOBYs. Buildings must be in top shape to meet the TOBY requirements and impress the judges. The TOBY Awards are a celebration of the hard work and dedication of building owners, building managers and their teams. Their dedication is something that should be imitated by all building owners and managers – even those who aren’t BOMA members or who have no intention of entering their buildings in the TOBY competition. TOBY buildings are more energy efficient, have higher occupancy rates and happier tenants.
CONTACT Publisher Travis Barrington travis@jengomedia.com
Managing Editor Kelly Lux kelly@jengomedia.com
Advertising Brian Andersen brian@jengomedia.com
Editorial Assistant Kristen Hutchings kristen@jengomedia.com
Art Director Doug Conboy
Arizona Facilities provides building owners and managers with tools and resources to make their buildings TOBY worthy. Read in this issue about restoring worn carpet, optimizing mechanical systems and properly installing sprinkler systems. If there is something you would like to read about in Arizona Facilities, send an email to Kelly@JengoMedia.com. I would love to hear from you!
Contributing Writers Wesley Care Tom Carlson Sim Gurewitz Halleh Landon
Bruce Lengyel Ed Malouff Katie Nelson Joe Visintainer
Contributing Photographer Roger Ottaway
Arizona Facilities PO Box 970281 Orem, Utah 84097 Office: 801.796.5503 Fax: 801.407.1602 JengoMedia.com
Managing Editor Arizona Facilities Arizona Facilities is a proud partner of:
Greater Phoenix
Greater Tucson
The publisher is not responsible for the accuracy of the articles in Arizona Facilities. The information contained within has been obtained from sources believed to be reliable. Neither the publisher nor any other party assumes liability for loss or damage as a result of reliance on this material. Appropriate professional advice should be sought before making decisions. Copyright 2011 Arizona Facilities Magazine. Arizona Facilities is a Trademark owned by Jengo Media.
ARIZONA FACILITIES OCTOBER 2011 I 5
The Commercial Jewels
of Greater Phoenix
BOMA of Greater Phoenix Hosts Annual TOBY Awards By Kelly Lux
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he 2011 BOMA of Greater Phoenix TOBY Awards celebrated Phoenix’s top individuals, property management firms and owner groups in the commercial real estate industry with an Egyptian-themed, Vegas-styled event held on Sept. 9 at the Wyndham Phoenix. Ten properties were selected among 12 entrants to be represented in the Jewel of the Nile TOBY Awards. The Outstanding Building of the Year Awards are an annual program sponsored by the Building Owners and Managers Association of Greater Phoenix. As TOBY winners, the 10 buildings recognized by BOMA Greater Phoenix represent quality in buildings and excellence in building management. The Awards are considered the most prestigious recognition in the commercial real estate industry. “At a time when it is more important than ever to distinguish our buildings in the marketplace, winning a TOBY truly recognizes outstanding owners, outstanding management, outstanding service providers and outstanding buildings,” said TOBY Co-Chair Cissy Buhler of Facility Solutions Group. “Our TOBY Award Program, honoring the best of the best in commercial buildings, has seen outstanding participation this year.” Although down two entrants from 2010, the competing buildings represented the quality found every year in the TOBY competition, said TOBY Co-Chair Sofia Tobar. Hines and CB Richard Ellis were well-represented in the competition with three teams each making the award list.
Hines had four winning buildings: U.S. Airways Headquarters, 24th at Camelback, One and Two Renaissance and Jeffrey D. McClelland Flight Center. CBRE had three: Mesquite Corporate Center, Scottsdale Financial Center and McAuley Medical Office. The other three buildings, Target Financial Services Tempe, Goodyear Commerce Center and USAA Phoenix Campus, are managed by Target, NorthMarq Real Estate Services, LLC, and USAA, respectively. Even though the USAA Phoenix Campus was recognized with the Earth Award, Tobar said the buildings are all making strides in sustainability. “People are really putting their best foot forward with sustainability, which is playing a bigger and bigger role for our TOBYs,” said Tobar of VIP Building Services. “We are seeing a lot more buildings becoming more competitive in the sustainability framework.” The TOBYs are a great way for building managers to share their commitment to the industry and get a little recognition in return, said Tobar. “The TOBYs are a good way for a management company to see how their building fares in the marketplace and how it is perceived by an eye that isn’t their own,”Tobar said. “The competition recognizes management teams for their hard work. Also, it looks good for tenant relations to have a TOBY Award on a desk or in the lobby.”
One & Two Renaissance
One and Two Renaissance Square is a two-building complex located on a full city block and joined by a pedestrian sky Two North Central Avenue, Phoenix bridge. The complex features 24-hour Category: 500,000 to 1 Million Sq Ft security, shared conference room facilities, Year Built: 1987/1989 full-service healthcare club, five on-site Square Footage: 965,508 restaurants and multiple light rail stations. Owner: Hines U.S. Core Office Fund, L.P. The buildings were Energy Star rated in 2009 and 2010 and received LEED Gold Manager: William Fehmer, GPM, and Monica Greenman, PM, RPA, Designated Broker, Hines GS Certification in 2010 for low-flow fixtures, reduced water consumption and use of Team: Robert Bonilla, General Engineering Manager; Mike Short, Assistant General Manager; environmentally sensitive cleaning products. Other sustainable features Perla Villalobos, Administrative Assistant; Manny Romero, Building Engineer; Robert Luera, Building include single stream recycling, integrated pest control management and a Go Green Team photos by Roger Ottaway Engineer; Jaime Carranza, Apprentice Engineer; office initiative. Andres Pena, Building Engineer
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24th at Camelback 2375 E. Camelback Road, Phoenix Category: 250,000 to 499,999 Sq Ft Year Built: 2001 Square Footage: 302,209 Owner: GLL Properties Fund I, LP Manager: John Orsak, Property Manager, Hines Interests Limited Partnership Team: Michelle Brown, Assistant Property Manager; William Olson, Project Manager; Art Baril, Engineering Manager; Martin Ortiz, Assistant Engineering Manager; Arlene Mendoza, Administrative Assistant; Theresa Holder, Administrative Assistant; Jenny Egan, Staff Accountant; Ryan Looney, Building Engineer; Dustin Carrillo, Building Engineer
24th at Camelback is a mixed-use facility featuring an exterior of green glass and Rosa Beta granite, a circular lobby, Fiore del Pesco marble and bird’s-eye maple paneling. The facility also has a 1,200-car garage and an extensively landscaped urban garden. It received LEED Gold Certification in 2010 for reduced heat island effect through covered parking and reflective roofing as well as its green cleaning, recycling, water efficiency and energy efficient programs. The building has received several Energy Star labels. Since it was built, 24th at Camelback has maintained an average occupancy rate of more than 90 percent.
Target Financial Services 8550 South Priest Drive, Tempe Category: Suburban Office Park Low-Rise Year Built: Building A in 2000, Building B in 2003 Square Footage: 188,857 Owner: Target Manager: Cina Brady, CRE Building Operations Manager, Target Team: David Baltzell, Maintenance Tech II; Miguel Amador, Maintenance Tech
Target Financial Services Tempe consists of two buildings on 25.4 acres. As the southwest headquarters for Target, the property includes a full-service cafe, five break rooms, a mail center, a fitness center and a new mom room. The building is constructed of Trendsteon block and has windows that allow natural light. The entrance and lobbies use sandstone integrated into the concrete sidewalks that begin at the circle drive entrance and continue throughout the lobby and courtyard areas. ARIZONA FACILITIES OCTOBER 2011 I 7
Scottsdale Financial Center 4110 N. Scottsdale Road, Scottsdale Category: Renovated Year Built: 1983/Renovated: 2009 Square Footage: 106,821 Owner: BPG Properties Limited Manager: Jackie Baumgarten, Real Estate Manager, CB Richard Ellis Team: Heather Sikita, SREM; Jackie Baumgarten, REM; Becky Judson, AREM; Brian Berry, Building Engineer
Scottsdale Financial Center, a three-story, Class A office building, was constructed in 1983 of precast concrete and brick. The building was renovated in 2009 and is a 2011 Energy Star building. The finishes in the newly renovated lobby include resurfaced walls, two designated seating areas, recessed and pendant lighting and new doors at all building entrances. The restrooms were completely upgraded with tile, paint, partitions and fixtures. New canopies were placed above lobby entrances. Landscaping was completely redesigned with drought tolerant plants and trees. All four elevators were modernized both aesthetically and mechanically. All building heat pumps were replaced to meet the current coolant regulations.
McAuley Medical Office 500 W. Thomas Road, Phoenix Category: Medical Building Year Built: 1994 Square Footage: 168,511 Owner: ELPF Phoenix Manager: Margaret Foster, senior real estate manager, CB Richard Ellis Team: Mercedes Marquez, REM; Robyn Warnica, Real Estate Services Administrator; Johnny Ontiveros, Real Estate Services Coordinator; Robert Nelson, Building Engineer; Alex Ristovski, Maintenance Technician
The steel-framed, nine-story McAuley Medical Building features an auditorium, laboratory and radiology unit. Located within walking distance to the Light Rail Transit System, the McAuley Building offers personal concierge services, valet parking, full-service cafeteria, gift shop, chapel, Starbucks, ATM and a pharmacy. McAuley is Energy Star labeled and in the process of confirming requirements to become Energy Star Certified. The building is equipped with an Energy Management System to effectively manage HVAC and lighting usage. The management team has implemented several energy and cost-saving initiatives, including lighting retrofits and installation of motion sensors. Sustainability efforts include e-waste, light bulb and battery recycling and, soon, single stream recycling. 8 I ARIZONA FACILITIES OCTOBER 2011
Mesquite Corporate Center 14646 N. Kierland Boulevard, Scottsdale Category: Under 100,000 Sq Ft Year Built: 1999 Square Footage: 79,537 Owner: Mesquite Partners I, LLC, a Division of DPC Development Company Manager: Marie Dunn, RPA, Senior Real Estate Manager, CB Richard Ellis Team: Janet Rampton CCIM, RPA, Associate Director; Charlie Alexander, Assistant Real Estate Manager; Rick Grittman, Building Engineer
Mesquite Corporate Center, a two-story, Class A, suburban office building, saves energy with its Novar Energy Management System, which increases energy savings through temperature adjustments. It offers an attractive and professional image, including mature, lush landscaping, contemporary architecture, high-end interior finishes and a floor-toceiling glass wall in the lobby. The facility is equipped with hands-free faucets and flush kits. The building is located adjacent to a golf course with a J-shaped footprint that spans from the frontage to the fairway.
US Airways Headquarters 111 W. Rio Salado Parkway, Tempe Category: 100,000 to 249,999 Sq Ft Year Built: 1999 Square Footage: 218,000 Owner: US Airways Inc Manager: Darwyn Harp, General Property Manager, Hines Team: Bruce Olson, Maria Iordanova, Shuchi Agarwal, Ray Muniz, Bill Calloway, Ram Pourian, Miguel Arambula, Alex Echols
US Airways Headquarters is a ninestory building with a 655-car garage and a one-story, 164,870 square-foot flight center on a seven-acre site in downtown Tempe. The building is an architectural representation of a bridge connecting the history of downtown Tempe and the modern design anticipated along Tempe Town Lake. Amenities include a medical center, company store, credit union, annex rooms and a shaded courtyard. The building received LEED Gold in 2009 for increasing energy efficiency by 45 percent and using 31 percent less water than comparable buildings. US Airways has earned 11 Energy Star labels.
Jeffrey D. McClelland Flight Center 1950 E. Buckeye Road, Phoenix Category: Corporate Facility Year Built: 2002 Square Footage: 164,870 Owner: US Airways Inc Manager: Darwyn Harp, General Property Manager, Hines Team: Bruce Olson, Maria Iordanova, Shuchi Agarwal, Ray Muniz, Bill Calloway, Ram Pourian, Miguel Arambula, Alex Echols (pictured above)
The US Airways Jeffrey D. McClelland Flight Center is a multi-functional aviation training facility featuring many aviation design concepts. The ceiling structure above the main entrance and the spinal corridor of the building resembles an aircraft wing. The throwback supply-air ducts replicate the 1960’s and modern era HVAC controls at each aircraft passenger seat. The windows along the corridor which replicate airplane cockpit windows, are designed as a conduit for daylight to enter into the interior recesses of the facility. Brushed aluminum and stainless steel provide accents to complete the theme. ARIZONA FACILITIES OCTOBER 2011 I 9
Goodyear Commerce Center 500 North Bullard Avenue, Goodyear Category: Industrial Office Park Year Built: 2005 Square Footage: 182,496 Owner: Hanover Goodyear LLC Manager: Christine L. Manola, RPA, CPM, CCIM, LEED AP, NorthMarq Real Estate Services, LLC Team: Manager Katie Weeks, RPA, ACoM, LEED AP, Assistant Property; Phil Ellis, LEED AP, Regional Operations Manager; Pat Conolly, Chief Engineer; Tony Rollier and Ted Prappas, Building Engineers
Goodyear Commerce Center is a six-building complex of flex industrial space. It is home to The Refinery Church, Global Auto Repair, Goodyear Glass and Spot Clean. The exterior of each building is surrounded by colorful landscaping consisting of granite, mesquite trees and flowering shrubs. Typical suites consist of office and warehouse areas, with heat pumps serving the office areas and evaporative cooling in the warehouse areas.
USAA Phoenix Campus One Norterra Drive, Phoenix Category: Earth Year Built: 2004 Square Footage: 650,000 Owner: USAA Manager: Kip Linse, CCIM, RPA, CPM, Executive Director Real Estate Services, USAA Team: Chris Moser, Nellie Hernandez, Jason Reynolds, Karen Ludwick, Terry Roach, Steve Gobet, Connie Bontrager
The USAA Phoenix Campus comprises six interconnected low-rise office buildings, located on 575-acres, that have been designed with natural Arizona sandstone and copper panels contrasted with clear glass. The design of the building blends with the surrounding Sonoran desert. The campus has received the Energy Star label every year from 2005 to 2010. It was was certified LEED New Construction in 2005 for optimized energy performance, daylighting and views for 75 percent and 90 percent of spaces. The campus later received LEED EBOM Platinum Certification, the first in the state of Arizona to achieve this recognition.
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ARIZONA FACILITIES OCTOBER 2011 I 11
Photo courtesy of C7 Data Centers 12 I ARIZONA FACILITIES OCTOBER 2011
T
hanks to the ever-increasing demand for data storage, web-based services and cloud computing, new data centers are being built and existing centers are being upgraded. The challenge for all of this new processing power is keeping the centers cool, especially in the hotter climates of the Southwest. Saving energy here translates directly into saving dollars for facilities owners. Data centers can be cooled in a variety of ways: air- or water-cooled chillers with a chilled water loop, cooling towers with a condenser water loop or air-cooled air conditioning equipment. However, an energy-efficient trend is taking a different tack: adiabatic cooling, also known as “evap cooling.� continued on page 14 ARIZONA FACILITIES OCTOBER 2011 I 13
continued from page 13 The Concept Adiabatic cooling saves money by taking advantage of dry desert air. As warm, dry air passes through a wet medium, the evaporation of the water into the air causes the temperature of the airstream to go down. No mechanical cooling is required, only the fan power and the cost of the evaporated water. The drier the air, the better the system works. The Problems Some common concerns include high humidity, the difficulty of controlling to precise set-points, the inability to reach low supply air temperatures and the times of year when evaporation is not a viable means of cooling air, such as the hot and very humid monsoon season of Arizona. However, with careful planning and system design, these issues can be mitigated so an efficient data center can meet the requirements of the sensitive servers and other systems. The Solutions The precision of humidity and temperature control can be managed with dampers controlling the airflow through the pad and bypass and supply duct humidity and temperature sensors. A portion of outside air is subcooled through the evaporator pad and is recombined with dry outside air to reach the supply temperature and humidity set-points.
Mode 1
Low temperature supply air will soon be a legacy requirement. New ASHRAE guidelines and new server equipment allow for much higher inlet temperatures. The adiabatic cooling need not reach 55 or 60 degrees; some systems will allow for up to 80 degrees Fahrenheit supply air temperature to equipment. Even in hot climates, this is manageable most of the year. Phoenix typically has more than 6,500 hours per year of outside conditions, which would allow fully adiabatic cooling to reach 80 degrees dry bulb with 50 percent relative humidity under the floor. Even at lower supply temperatures, adiabatic cooling can provide thousands of hours of inexpensive cooling. This still leaves the issue of cooling when an adiabatic system will simply not meet the facility’s needs. To solve the problem, a combination system for a data center was designed to address the inherent difficulties with adiabatic cooling while maintaining a high level of efficiency. The Application The system uses two cooling methods, with three distinct modes of operation, contained in four identical custom air handling units (AHUs) per data suite. When possible, based on outdoor conditions, all cooling from these roof-mounted units will be provided by evaporating domestic water into the supply air stream (Mode 1) with a large amount of outside air. This option is the most effective and
Mode 2
14 I ARIZONA FACILITIES OCTOBER 2011
Mode 3
efficient when the outdoor air is relatively cool and dry. The alternative cooling method is to use chilled water in a traditional chilled water air handling unit arrangement (Mode 3). This is the least efficient. However, it provides the required cooling capacity when the outdoor air is hot or humid, and less energy is required to cool return air than outside air. The AHUs will be recirculating all return air into supply, and pressure and humidity control will be managed by a makeup air unit with a chilled water coil. For times when evaporation is incapable of providing the full cooling requirements and chilled water-only operation is not necessary, the units are capable of using a combination of evaporation/chilled water cooling to meet the cooling and humidity needs for the space (Mode 2). This maximizes efficiency on all but the hottest and most humid days. In the designed system, the units operate as a group with an independent control system and array of sensors and programming logic that allows them to determine the most efficient cooling option, switch between cooling modes and manage humidity, pressure and space temperature with no operator input once the setpoints have been defined. Final Answer The most compelling benefit of this system is the cost of operation: the chilled water loop (cooling towers, pumps, chillers, etc.) can be all but inactive for months at a time during the cooler seasons. The data center that is using the new system will use approximately half of the energy of packaged equipment. Humidifiers, a constant maintenance item in most data centers, are no longer required because humidity is
continued on page 16
ARIZONA FACILITIES OCTOBER 2011 I 15
continued from page 14 added as part of the evaporation process. Dehumidification is managed by the chilled water makeup air unit or the evaporator pad bypass damper, depending on the mode of operation. The setpoints are very flexible – higher temperatures allow for more use of the evaporative cooling, but lower temperatures can be maintained for significant portions of the year without switching to chilled water. Pressurizing the floor and data room is handled by pressure sensors, which communicate with the AHU variable frequency drives and exhaust/outside air dampers. The initial cost for this installation will be higher than a typical chilled water system. However, the expense of adding an evaporative cooling section to air handling units is normally quite small compared to the rest of the chiller plant equipment and makes the payback period short. In addition, many electrical utility companies are offering cash incentives to install energy-efficient equipment to further mitigate the cost. For example, one data center received a $200,000 rebate, the maximum amount allowed, from SRP for the energy savings achieved by the adiabatic cooling system. Building owners who plan to build or overhaul a data center should take advantage of the dry Arizona climate and consider adiabatic cooling as one option to save energy and operating costs with no compromise on performance.
Arizona: An Ideal Location for Data Centers CyrusOne to Build 1 Million Square-Foot Data Center in Chandler By Kristen Hutchings Finding a suitable location for a data center usually involves specific requirements to ensure tight security along with a climate and location that will not pose serious threats to the equipment. Arizona’s arid climate, low risk of natural disasters and recent growth market make it the perfect candidate to build the 1 million square-foot CyrusOne data center along with an electrical substation that is anticipated to hold enough power capacity for more than 110 megawatts of energy. The new data center will be built just outside of Phoenix in Chandler, Ariz. The massive project will be built in stages on 40 acres of land that CyrusOne purchased for $12.5 million. The community, along with those who use the data center’s service, have asked for a highly efficient, eco-friendly building. With that in mind, CyrusOne plans to comply vigorously with Leadership in Energy and Environmental Design (LEED) requirements. “The CyrusOne Phoenix data center will be a marquee facility and one of the most advanced data centers in the industry, featuring energy-efficient technology, cutting-edge design and enterprise-class standards – all designed to exceed our customers’ needs both now and in the future,” said Cyrus One’s president, Gary Wojtaszek. “CyrusOne will continue to focus on delivering an exceptional customer experience, as we look to expand our West Coast customer base.” Because of the West Coast’s expansion during the last few years, the area needs a data center that will support its booming population and businesses. CyrusOne will meet these needs with the new data center and will specifically target markets in both northern and southern California. Smaller data centers heavily dot Arizona as well as the West, but none have the magnitude or far-reaching capabilities that CyrusOne’s promises to provide. “This data center will serve as a production data center for some of the world’s largest companies – specifically those in the technology industry,” said Nicole Aguillard, CyrusOne’s marketing director. “Leveraging cutting-edge data center technologies, CyrusOne expects the building to achieve record-breaking efficiencies in the performance of the site.” The excellent performance will partly come from advanced components in the cooling structures which are designed with N+1 and 2N parallel redundancies, providing customers with 100 percent uptime and no service interruption. The completion date of the building is unknown, but Aguillard said the date “will be driven by customer demand.”
Halleh Landon, PE, LEED AP, vice president of Energy Systems Design, has 12 years of electrical design experience specializing in building systems and controls, including the layout of electrical service/distribution for power, lighting and communications. She can be reached at halleh.landon@esdaz.com. Wesley Care, EIT, project engineer for Energy Systems Design, specializes in mechanical design of HVAC equipment for both new and renovation upgrade projects. He can be reached at wesley.care@esdaz.com. AF 16 I ARIZONA FACILITIES OCTOBER 2011
Partnership Program
President’s Message
Mission Statement
BOMA of Greater Tucson is pleased to announce its new “Partnership Program.” This gives BOMA Greater Tucson members the opportunity to sponsor local events and receive special recognition throughout the year. We currently offer three levels of partnership: Saguaro, Ocotillo and Prickly Pear. Thank you to our first Saguaro level partner, Pinnacle
Jeanie Merideth and I attended the BOMA National Convention the end of June. BOMA International is on the forefront of the lobbying effort to educate Congress about issues relating to commercial real estate. Two new policies were introduced and passed at the Board of Governors meeting. Those policies were Roof Tax Incentives and Fire Sprinkler Tax Incentives. BOMA is calling for a reduced depreciation schedule for the installation of new roof systems to more closely reflect the actual useful life of a roof. Additionally, we support tax incentives to promote the installation of fire sprinklers in existing buildings and to reduce the depreciation schedule for the equipment. The highlight of the convention was the election of Tucson’s executive director, Jeanie Merideth, to the National BAE Council. The council acts as the go between for the local chapter association executive directors and BOMA International officers. During her fouryear term Jeanie will be a national voice for locals with fewer than 100 members. Gay Jarvis
BOMA of Greater Tucson actively and responsibly represents and promotes the interests of the commercial real estate industry through effective leadership and advocacy through the collection analysis and dissemination of information and through professional development.
Restoration.
2011 Meeting Schedule Oct. 25: Tradeshow and Update on Downtown Development Nov. 29: Speaker Bryan S. Eto on How to Prevent Accounting Fraud in the Workplace Dec. 20: Annual Meeting and Holiday Event Jan. 24: Annual Economic Forecast Breakfast with IREM All meetings can be seen at www.bomagt.org. All events will be held at the Sheraton Tucson Hotel, 5151 E. Grant Road, Tucson, Ariz.
2011 Officers Gay Jarvis, President Dana Elcess, Secretary Andrea Krug, Treasurer Mona Deane, Past President
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CityScape Part of Phoenix’s Vision of a Transit-Oriented Community By Katie Nelson
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ocated in the heart of downtown Phoenix is one of the Valley’s newest additions – CityScape. This transit-oriented development focuses on reducing the cost of living and increasing the variety of businesses available in Phoenix. Not to mention, it’s filled with the latest urban amenities in food, fashion, entertainment, business and, of course, transportation.
As far as image is concerned, downtown Phoenix wasn’t necessarily lacking in urban appeal, but the addition of CityScape’s modern architecture and TOD goals has certainly improved the dated perception residents had of the downtown area. “The reaction to TOD has been positive,” says Eric Johnson, a project manager and developer for the City of
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Phoenix. “As long as the cities and developers incorporate our community’s vision and values into the projects that are approved and developed, most people are pretty welcoming.” The City of Phoenix’s vision is to create a metropolitan area where people from all parts of the Valley can be connected via public transportation. This will reduce vehicle transportation
Photo courtesy of RED Development
costs and promote an urbanized setting where businesses can thrive and residents can prosper. Projects like CityScape make this vision possible because they are centered on utilizing transit systems. “The CityScape development offers a variety of transportation options other than a personal automobile,” says Johnson. “These options include the
Metro Light Rail with four stations within two blocks of the site; Local, Express and Rapid Bus Transit stops within and adjacent to the development; and bicycle parking racks, which are provided in multiple locations.” CityScape itself consists of 1.8 million square feet of which 600,000 square feet make up the Office Tower, 175,000 for the hotel and 184,000 for commercial space and parking structures. The project began in 2007 under the direction of RED Development. The building process included renovating and repairing an existing city-owned parking structure, constructing a new public parking structure, redeveloping a downtown park and improving pedestrian paths and landscapes in downtown Phoenix. “CityScape has taken advantage of existing public infrastructure to lower their costs and has provided benefits they would have had to build in other locations while also creating new public infrastructure that benefits both the project and the people downtown as well,” says Johnson. In the near future, a new phase of construction will consist of building a 240-room Hotel Palomar, which is expected to be finished in spring of 2012. “Other plans include an additional 150,000 to 200,000 square feet of highrise tower above the Hotel Palomar and the development of the block to the east of CityScape with new office, retail, residential and hotel space,” says Johnson. “Once the project is completed, downtown Phoenix will be a more vibrant and dynamic place to be. And that ultimately equates to more jobs, tax revenues and additional opportunities for small and big businesses to locate in the urban core.” With the development of CityScape and the results of RED Development, Johnson and the City of Phoenix have high hopes Valley residents will recognize and appreciate the benefits that come from transit-oriented developments. “Part of the purpose of TOD’s like CityScape is to reduce transportation costs by making walking, biking and riding transit easier and safer,” Johnson said. However, the primary benefit of
TOD that Phoenix is focused on is reducing the cost of living. According to Curt Upton, a planning and developmental coordinator for the City of Phoenix, “when compared to conventional suburban development, research has shown that TOD can reduce the transportation expenditure of the average family budget by about two thirds. Transportation is the second largest expenditure behind rent and mortgage, consuming between 25-30 percent of household income. Housing and mixed-use developers who can provide that savings to people have a competitive advantage against developers farther away from such amenities.” One of the most important amenities includes the recently constructed Metro Light Rail, which has officially been transporting Valley residents to areas between downtown Phoenix and west Mesa since January 2010. “We have a really supportive role with TODs,” says Hilary Foose, public information officer for the Metro Light Rail. “Whether we’re asked to help with city codes or development, we do all we can to support the cities’ efforts. Over time, we’d like to have a more aggressive role in helping with the growth of transit-oriented developments, but for now, we actively pursue helping local cities and developers achieve their vision of a more urban-centered city.” The Metro Light Rail will continue pairing up with future TOD’s so the Valley can eventually be an interconnected transportation system where both residents and businesses benefit from cutting the inevitable costs of transportation. CityScape has certainly taken this into account, which is why the facility has four different light rail stations along its perimeter. Along with the objectives of improving the lifestyle and expenditures of Phoenix residents, another reason behind building CityScape was to create a more productive and appealing environment for residents, business owners and any other participants. “CityScape is looking to draw not only office workers into the project, but also the residents from around
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Energize Phoenix Energize Phoenix is now available to help business owners along the light rail save money by saving energy. Energize Phoenix is part of a $25 million federal grant from the U.S. Department of Energy BetterBuildings Neighborhood Program and the American Recovery and Reinvestment Act (ARRA), awarded to the city of Phoenix in partnership with Arizona State University and Arizona Public Service (APS). The project will save energy, create jobs and transform a diverse array of neighborhoods along a 10mile stretch of the light rail line. Commercial Programs Energy costs are the largest controllable operating expense for many businesses. Energy saving changes made through improvements may save up to 18 percent on monthly utility bills. With little to no out of pocket expense, these small changes can really boost bottom lines. Other reasons to improve the energy performance of your business include saving money on your utility bills, increasing comfort in every room, improving health and safety of employees, increasing the durability and value of your business and improving environmental quality in your community. Business owners within the Energize Phoenix Corridor may qualify for a wide range of available incentives. The Energize Phoenix Business Program leverages the existing APS Solutions for Business rebates by providing a matching rebate (not to exceed 100 percent of incremental cost) for energy efficiency projects including, but not limited to, lighting, HVAC, motors and refrigeration. The Energize Phoenix Small Business Program offers cash incentives to match APS Express Solutions rebates, covering up to 100 percent of project costs. Schools of any size and businesses with an average monthly demand of 400kW or less (approximately $14,000 per month or less in utility expenses) may be eligible for the Energize Phoenix Small Business Program. This program targets common lighting and refrigeration upgrades. The Energize Phoenix HVAC Tune-up Program leverages the APS Advanced Diagnostic Tune-up program by providing a matching rebate (not to exceed the service cost) for HVAC tune-up services. In many cases, up to 100 percent of tune-up costs could be covered. Low-interest rate financing will soon be available from the Energize Phoenix Business Financing Program for commercial energy-efficiency improvements. Loan criteria include a minimum loan size of $50,000 and a loan term of a minimum 12 months and a maximum 120 months. Find additional information on the financing program at www.energizephx.com or 602.534.2002.
Did you know? The heating, ventilating and air-conditioning (HVAC) system has a major influence on the comfort and quality of a building’s indoor environment. The HVAC system also accounts for 30 to 50 percent of a commercial business’s annual electric bill. This includes chillers, motors, variable speed drives, fans and pumps. Lighting costs typically account for about one-third of the annual commercial business electric bill. Installing advanced lighting technology can make significant reductions in the amount of money you spend to light your building. Also, between 15 to 50 percent of refrigeration energy costs can be reduced by replacing old parts and installing controlled systems. 20 I ARIZONA FACILITIES OCTOBER 2011
continued from page 19 downtown area and also the Valley. The wide variety of tenants, ranging from a grocery and pharmacy to a gym and bowling alley, are meant to appeal to the diverse nature of Phoenix residents and visitors,” said Johnson. While CityScape has successfully attracted tenants such as a gym, bowling ally, popular commercial vendors and even an outdoor ice rink, there are still challenges that must be addressed, which is normal for any new development. According to Johnson and Upton, the most common challenges for TODs fall into three categories: assembling land, financing and finding the right mix of tenants. “Land assemblage is typically difficult for a number of reasons,” says Johnson. “But the two most common are that in the older parts of a city, where high capacity transit is likely to be placed, the lots are often smaller and ownership is diverse and the knowledge of the transit system in that area often drives up prices.” In Arizona, financing is often a challenge because lenders and developers don’t usually work on mixeduse projects, according to Johnson. This means that while projects may have a lot of public and political interest, the numbers don’t always settle the concerns lenders and financing partners hope to minimize. The third challenge is finding the right mix of tenants and public events or promotions for the development. Developers and business owners have to consider questions such as what are the markets and demographics of the area, what kind of housing is in demand and can be financed and how will the cost of construction change with different promotions or tenants. Despite the immediate challenges, there are still many reasons why businesses and building owners would want to invest in TOD projects like CityScape. Johnson pointed out that a few benefits of TOD “include the reduction of transportation costs for employees, customers and residents. Also, the reduction of the need for on-site parking, improved access to other parts of the community and lower infrastructure costs can save a lot of money. And if the project is a mixed-use development, businesses have the benefit of gaining immediate access to other services within a single location.” With all of these added benefits, the City of Phoenix is looking forward to CityScape’s growth. “The most exciting part of this project is that it creates a new, dense, urban destination for people to work, live, and play,” says Johnson. “It is changing the way people think about downtown Phoenix.” AF
Phoenix’s Central Station Opens After $3.7 Million Reconstruction Project By Katie Nelson
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he City of Phoenix has been a substantial supporter in transitioning the Valley into a full transit-centered hub. This was evident with the recent re-opening of Phoenix’s Central Station on VanBuren and Central Avenue on Monday, July 4, 2011. The $3.7 million design and reconstruction project started in 2006 and was funded by a grant from the Federal Transit Administration through the American Recovery and Reinvestment Act. About 40 companies delivered goods and services for the project including Architectural Resource Team, Inc, as the lead design consultant and Norquay Construction Inc. as the prime construction contractor. The station now services two Metro light rail stations, 10 valley metro bus routes, two express bus routes and bicycle stops.
Photo courtesy City of Phoenix “Everything that was done, we did it with riders in mind,” said Dev Pawar, an architect and consultant on the project. With the reopening of Central Station, downtown residents and visitors will be able to access all transit venues more easily and in a cleaner, welldesigned environment. “Before the renovation you could really tell that the station was very old and needed some work,” said Shilpa Panicker, project manager. “We really wanted to update the building by making it look more modern and attractive.” Some of the new modern looking features include the LED (energyefficient light-emitting diode) lighting that has been installed throughout the entire site. According to Pawar, LED lighting has an average life of 50,000 hours as opposed to the 10-12,000 hours provided by fluorescent lights.
Also, developers and planners chose to install oxidized cordon steel pillars to support the ramadas around the station. The steel provides both a modern and desert ambiance to the station. Other renovations include more seating with benches and concrete cubes, expanded shade areas using ramadas, fabric canopies, vertical screens and large trees, new bike lockers, air hoses to inflate bikes and a new lighting scheme with embedded lights in the walkways. “It is our hope that the more accessible and appealing you make public transit, the more people will use it,” said Panicker. The City of Phoenix is especially excited that residents now have a better station for public transit. With Phoenix’s ever-expanding population, the need for up-to-date transportation venues is inevitable. AF
ARIZONA FACILITIES OCTOBER 2011 I 21
Off is On Intelligent Controls Reduce Consumption and Improve Regulation By Joe Visintainer
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tems like LED, Solar and VFDs are all the rage. However, logic and intelligence should be applied to these technologies to maximize their efficiency. Building professionals have a responsibility to investigate and deploy high efficiency measures in their facilities. Many are taking the first steps with lighting retrofits but are still missing opportunities for increased efficiency through an intelligent control design. The future of energy conservation and efficiency lies in controlling environments with intelligent building automation and controls. Retrofits with high-efficiency equipment are a great start. However, software-based intelligent controls provide a significant increase in efficiency by intelligently reducing consumption during periods of inactivity and providing increased control at a microlevel. Marrying technologies such as daylight harvesting, occupancy sensing and thermostatic controls with software-based operating systems takes conservation, regulation and information collection to the next level. Integrated Sensors Intelligent sensors no longer perform just one function such as occupancy, temperature or lighting
levels. Multi-function sensors now have the capability to detect and control multiple functions while also providing information collection for the environment. Integrated sensors detect and report temperature levels, occupancy at desk level, paths of motion, CO2 levels, security and even “linger time” in a retail environment. If an activity is detectable and reportable, controls can be deployed to affect the environment as well as provide data feedback. The software that is operating these sensors allows for intelligent control of the environment. Daylight Harvesting Current daylight harvesting methods often produce inconsistent results or partial savings because one or a few sensors provide a limited detection of daylight levels for an entire space. Deployment methods for the sensors often only affect the fixtures in the nearest vicinity to windows – 30 percent of the total number of fixtures. This results in limited savings and possible inconsistent lighting levels throughout the space. Additionally, alterations to the environment, such the seasonal changing of tree foliage or construction, can change lighting level necessities. Zone sensing may result in inconsistent lighting (and saving) levels in the space.
Lighting Sensors in an Office Space Working Hours – 7 a.m. to 6 p.m. • Turn lights to 100 percent if occupancy is detected • Daylight harvest for average of 50 footcandles with occupancy • Turn lights off when there is no activity for 30 minutes • Increase temperature set point by 2 degrees when there is no activity for 30 minutes • Increase temperature set point an additional 2 degrees when there is no activity for 60 minutes Night Hours – 6 p.m. to 7 a.m. • Dim lights to 60 percent maximum with occupancy • Turn lights off in rooms with 5 minutes of no occupancy (cleaning crew setting) • Change temperature set point to 82 degrees for areas with 30 minutes of continuous occupancy • Report temperature override to facilities via email • Report motion to security from 10 p.m. to 5 a.m. A Rectangular Room with 100 Lighting Fixtures Typical methodology • Current: Control 30 fixtures closest to the window and leave the remaining 70 fixtures burning at 100 percent Intelligent Design • Install intelligent sensors on every fixture • Use high efficiency dimmable lighting fixtures • Set footcandle levels as needed for entire space via software • Sensors will achieve consistent footcandle levels for entire space by dimming fixtures by as low as 1 percent, while simultaneously utilizing occupancy sensing
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lighting Demand Response Many utilities have created demand response programs for overburdened grids. Take advantage of these programs by reducing consumption in facilities when the utility company calls an event. Utilities will call when there is reasonable expectation that the demand on the grid will exceed available production or necessitate the utility increase production. Businesses contract to reduce the kilowatt usage by a specified amount within a predetermined time, typically 15 to 45 minutes. The business involved receives financial benefit in two manners: lowering their electrical bill and receiving a check from the utility for participating in the event.
and temperature settings can be changed with little to no impact on inhabitants. Preserve your Options for the Future As you pursue energy conservation efforts, keep controls in mind and preserve your options for the future in the choices you make today. The least
expensive option today may end up costing you more down the road. Joe Visintainer, CEM, LEED AP, is division manager of Facility Solutions Group. He can be reached at joe.visintainer@fsgi.com. AF
Many businesses are unable to or have limited capability to participate in these programs due to lack of controls. Software-based controls automatically make these adjustments. The lighting levels can be reduced up to 40 percent
ARIZONA FACILITIES OCTOBER 2011 I 23
Hiring with Integrity Ethically Sound Employment Practices Pay Off By Bruce Lengyel
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ome may find this article offensive or insulting while others will find it forthcoming with the cleaning industry’s best interest in mind. Nevertheless, it is time that this discussion takes place and, as such, the ruffling of a few feathers is of little consequence. To fail to acknowledge and address the proverbial skeletons in the closet carries a degree of cognizant dissonance which is not tolerable for good conscience. Building service contractors need to face an uncomfortable and disturbing fact. In the past, especially in the American Southwest, the industry
earned a reputation for hiring employees with a “don’t ask, don’t tell” mentality in regards to custodians’ citizenship and criminal backgrounds. While those businesses flourished, the businesses who adhered to the law unfairly received a black eye thanks to those competitors who chose profits over moral fortitude. Sadly, some janitorial companies in respective markets continue to risk unlawful and seedy hiring practices. Is the competitive pricing advantage they possess really worth the risk? In order to put this question in perspective, here are some examples of how cutting corners on solid human
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resources procedures can leave damaging consequences for customers, communities and the reputation of the trade. • In August 2006, a national janitorial firm with operations in Phoenix found out just how horrific failing to execute due diligence can be when one of their janitors, who also happened to be an undocumented immigrant with a criminal record, was assigned to clean a local high school and raped a 14-year-old student. • In October 2003, a well-known international retailer suffered significant embarrassment, bad press and millions of dollars in legal
management law expenses when 250 illegal immigrants working as contracted janitors were seized during a federal sting known as “Operation Rollback.” • In October 2008, Maricopa County Sheriff deputies raided the municipal offices of a Phoenix suburb to apprehend 29 undocumented aliens, all of who were on assignment through a subcontracted janitorial firm. • In February 2007, three top officials of a Nevada-based janitorial company were hit with criminal charges after federal agents netted 200 illegal immigrants in their employ working at various customer sites spread across 17 states. These examples are among many, and only represent people who got caught. Many others fly under the radar and manage to avert disaster, scandal or worse. Greed, a lack of integrity, a desire to top the competition and deficiency of sound virtues can all lead to otherwise good building service contractors going bad. As the aforementioned examples portray, no one in their right mind would risk these ends to reap the short-term profits. Foregoing quality recruiting, screening and hiring practices is not only unethical, it is reckless. Building owners and managers trust vendors to ensure the staff assigned to their facilities will be people they themselves would hire. Until the cleaning industry as a whole raises its own view of the trade, changes for the better will be slow. In the meantime, individuals and companies will languish under scandals, damaged businesses, tarnished reputations and even criminal ramifications. Now, here’s the good news. When commercial cleaning companies do it the right way, despite the increased overhead and added administrative toil such as DHS E-Verify checks, criminal background checks, thorough interviews and reference checks, they
will succeed both ethically and professionally. Honorable building service contractors within the market can thrive while conducting business honestly. Building owners appreciate business partners who have their best interest in mind. In return, they stay loyal and don’t look for greener pastures. At the end of the day,
customer loyalty is all vendors can ask for from their partners. Bruce Lengyel is the sales manager for Phoenix-based C&D Crystal Cleaning, Incorporated. Contact him at bruce@cdcrystalcleaning.com or 602.415.0777. AF
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pest control
Eliminate Shelter, Food and Water Green Tips for Targeting Desert Pests Scorpions Seal Around Entry Points: Sealing around exterior plumbing gaps and light fixtures with caulk, mesh or foam will remove a potential entry point. Scorpions often enter near doorways where lighting attracts them toward their food – other insects. Maintaining proper seals around doors can limit their entry.
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ain clouds collecting and casting shadows on the landscape is a welcome sight in the Arizona desert. The monsoon season helps us appreciate the desert’s plant and animal life, but it is also an indicator that some infamous pests will come out in high numbers. Pests need three basic things for survival: shelter, food and water. The elimination of these basic needs paired with a professional pest management program allows site staff to take costeffective and eco-friendly measures to increase the success of pest elimination. By following these proactive green tips, you can enjoy the monsoon season without being invaded by pests.
Mosquitoes Remove Water Collection Points: Mosquitoes need water to breed. Removing empty containers or pots, clearing debris in gutters and ensuring fountains and irrigation systems are properly flowing will eliminate mosquitoes from hatching and becoming a nuisance and health threat. Ants Maintain Manicured Yards: During this rainy time, yards and trees can grow faster than you can maintain. Most ants feed on liquid in plants, making their populations grow quickly due to ample food. By keeping trees trimmed away from structures, it takes away ants’ pathways into a building.
Africanized Bees Seal Eaves and Secure Roof Ventilation Sites: Bees nest in wall and attic voids, often going unnoticed until they become more established and aggressive. Sealing cracks in eaves where they can get behind fascia boards is effective in keeping bees from getting inside structures and causing damage and safety concerns. Roof vents and bird board holes can be screened with smaller gauge openings to block bee entry into attics. Termites Reduce Moisture Around Perimeter: Subterranean termites need moisture and wood for survival. Excess water that drains toward structures increases the potential for termites to settle next to your biggest investment and their biggest food source – wood structures. Proper drainage, repairing leaks and clearing vegetation around the perimeter will reduce chances of termites. Interior Pests like German Roaches and Bed Bugs Education: Educating staff on contributing factors and/or evidence of German roaches or bed bugs can help identify pest problems faster in order to complete treatments before an infestation spreads. Staff can also provide advisement to tenants on steps they can take to reduce the chances of bringing in these pests.
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For more tips, visit www.nwexterminating.com and check out The Buzz Blog with Professor McFly or The National Pest Management Association’s site www.certifiedgreenpro.org. AF
flooring
Restore Existing Carpet Instead of Replacing By Tom Carlson
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acilities professionals want alternatives that will sustain a high level of appearance while meeting ever-shrinking maintenance budgets. So when carpet begins to look worn and replacement is necessary, consider restoring the existing carpet instead of replacing it with new carpet. If the existing carpet is not badly damaged but simply looks ugly, aged and lifeless, it might be a better choice to restore the flooring. Implementing the correct cleaning solutions and procedures to restore the carpet not only increases its longevity but also minimizes the costly disruption of replacement, improves indoor air quality and saves landfills from the carpet and trash disposed of in a full replacement. Carpet in high traffic or frequent spill areas appears flat and reflects light, causing dull colors. Soil in the carpet is a combination of dirt and binders (oil, soap residue, sugar, fat, grease, etc). These binders hold the dirt to the fibers and cause a build up that slowly sticks the fibers together and
contribute to the matted, ugly appearance. When carpet is heavily matted or bound with soil, periodic maintenance cleaning does not penetrate the fibers deeply enough to keep it looking good. Over time, the carpet looks so worn that it may look and feel like it should be replaced. Improper general maintenance that spreads soil around produces an even appearance, but it causes build up in the carpet. Restoration, which can be a three- to five-step process, penetrates fibers and removes the dirt out of the carpet while also lifting the pile of the face yarns. This diffuses light in the fibers, resulting in richer, brighter colors and a consistent texture. When correct cleaning chemicals and proper procedures are utilized, the results have a significant impact on the visual appearance of the facility while saving from the high cost of replacement. Carpet replacement (not including furniture moving or disruption cost) is approximately $3.33 to $5 per square foot for a quality commercial broadloom or carpet tile product. Do
the math: 5,000 square feet at $4.25 per foot is $21,250. Restorative carpet cleaning is priced around 20 to 25 cents per square foot, making 5,000 square feet at 23 cents per foot equal to $1,150 – a much more manageable deduction from the budget. A proper, periodic maintenance program combined with restoration can make a significant impact on saving money by extending the carpet life and postponing the major expense and disruption of replacement. Correct maintenance incorporates multiple cleaning methods to extend the life of your carpet for many years. Thomas E. Carlson, president of Commercial Service Solutions, has nearly three decades of experience in all aspects of the carpet industry. He can be reached at 877.277.2532. AF
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Submeters are an Easy, Versatile Solution Electric Submeters Help Arizona Facility Operators Go Green through Energy Savings and Cost Reduction By Sim Gurewitz
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s first-level data gathering tools in the facility loadprofiling process, submeters provide highly accurate 15- or 30minute snapshots of energy use (kWh)
and demand (kW) from the enterprise level all the way down to a specific circuit or item of equipment. Located on the building side of the master meter at the main electrical service
entrance, submeters are an easily installed, versatile and scalable solution for obtaining the degree of energy intelligence needed to optimize today’s facility operations — no matter what
Phoenix Plaza The electrical submetering system at Phoenix Plaza is helping building managers more accurately track and bill energy use of this 21story twin tower office complex. Housing 34 different tenants, a retail center and a parking garage, the submetering project was motivated by the need to more fairly bill the tenants who, before the installation, paid for energy according to a flat cost-per-square-foot Submeters helped Phoenix Plaza realize $200,000 in annual energy savings, resulting in a submetering system payback of only five months. rate. Tenants that exceeded their preset energy baseline caused the cost differential to statements for each tenant. Greening the Bottom Line be unfairly distributed to other Phoenix Plaza’s $75,000 An inexpensive and easily tenants. submeter installation paid for itself in installed solution to that old energy In operation, current sensors on only five months. By billing tenants adage, “You can’t manage what each floor send energy for their actual energy use, you don’t measure,” submeters are consumption data to the facility’s managers were able to reduce the ideal data acquisition front end engineering office, where it is operating costs by about 25 cents for tracking electrical consumption collected and recorded by 80 per square foot. With about submeters installed in four, eightand demand from the enterprise 800,000 square feet of submetered meter multiple meter units (MMU) level all the way down to individual office space in the two towers, and two, 25-meter MMU. The circuits of interest. Phoenix Plaza is annual energy savings of about meter data is communicated to a just one example of a state-of-the-art PC, where automatic meter-reading $200,000 are now freeing Arizona building that is submetering managers to focus their time on software analyzes the data and other areas, including capital repairs for energy savings and lowering prepares the monthly billing and improvements. 28 I ARIZONA FACILITIES OCTOBER 2011
operating costs.
submeters type of facility needs monitoring. Submeters are especially useful for benchmarking, measuring and verifying precise energy usage trends for compliance with LEED, Green Globes, EnergyStar and other building performance assessment systems, as well as energy policy mandates. Leading Building Automation Systems (BAS) First introduced in 1987, the Building Automation and Control Network, or BACnet, has evolved into ANSI/ ASHRAE Standard 1351995. Supported by a consortium of building management organizations, system users and manufacturers, BACnet is currently the industry’s de facto non-proprietary, open-protocol communication standard for building automation and control.
available market (TAM) with the remainder of the building automation system market made up of other protocols. Newly developed building automation system (BAS) communication options greatly extend the submeter’s reach into the building automation and controls market by increasing the granularity of electrical measurements that can talk to the BAS via twisted
pair, power line carrier, wireless and other compatible media. Sim Gurewitz, western regional manager for E-Mon LLC, is a Certified Energy Manager with more than 20 years of experience in the built environment. He may be contacted at sgurewitz@emon.com. AF
Typical measurements include: • Energy and reactive energy, delivered and received (kWh); • Real power (kW), total and by phase; • Reactive (kVAR) and apparent (kVA) power, total and by phase; • Power factor (percent), total and by phase; • Current (A), voltage (V) and phase angle (degrees) by phase.
Another leading industrial networking platform for building automation and control is LonWorks, with more than 60 million devices installed since the technology was introduced in the 1980s. According to industry sources, LonWorks and BACnet have an approximate 40 percent equal share of the total ARIZONA FACILITIES OCTOBER 2011 I 29
landscaping
Irrigation by the Numbers Properly Installed Sprinkler System will Conserve Water, Save Money By Ed Malouff
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rrigation by the numbers is a term commonly used for proper landscape watering practices. Most want to conserve water not only to save money, but also because it is a natural resource. At the same token, everyone wants a lush landscape to enhance their property. The ideal way to conserve water and have a lush landscape is to have a sprinkler system installed the proper way. To do this, a system needs proper head spacing, proper nozzles, proper pipe sizing and proper controllers – preferably a smart controller capable of on-the-spot programming and monitoring. Most importantly moisture sensors, rain control devices and weather stations should all be installed. These devices are an absolute must to control watering.
With little effort, these systems can be as close to perfect as possible. Every aspect of a truly automatic system is built into the controls. These devices automatically shut the system down or interrupt watering cycles when predetermined amounts of water are detected and when weather patterns change. This, in turn, requires less man power and equates to money saved and water conserved. All of the vital information for watering a landscape is preprogrammed into the system prior to operation. Properly installed irrigation systems allow for proper water audits in the future. From the beginning, the system will do what it is designed to do. Of course, there will always be general
30 I ARIZONA FACILITIES OCTOBER 2011
maintenance of the heads, nozzles and drip heads. This upkeep is a minor cost compared to a standard system. In the future, technology will maintain our use of natural resources. Building owners and facilities managers should be armed with all of the information and knowledge available to help them grow with technology and use water-by-the-numbers practices to achieve maximum results for their landscapes and save water at the same time. Ed Malouff is director of water management for Caretaker Landscape and Tree Management. Ed has more than 40 years experience in all phases of landscape, irrigation and hardscaping. He can be reached at emalouff@caretakerinc.com. AF
Q U A L I T Y FA L L P R O T E C T I O N
wall anchors
roof anchors
horizontal life lines
Work safe. Stay anchored. Creating a safe workplace for suspended work on the outside of your facility is a critical requirement. It is imperative that your property meet OSHA regulations and ANSI guidelines for fall-protection. American Anchor staff is uniquely qualified to assist you in meeting today’s demanding and often confusing OSHA and ANSI fall protection regulations. With over 700 completed projects across the county we have the experience you want. American Anchor will work closely with you to insure your property and your contractors are protected from harm. U The finest quality fall prevention equipment in the country U Stainless steel and hot dipped galvanized construction U Inspections and Certifications of existing systems U Professionally engineered and installed during construction or retrofit to any existing rooftop U Call us for a free evaluation of your current project and avoid costly liability
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