Utah Facilities January/February 2012

Green

8

Local Buildings Become Electric Vehicle Friendly

Healthcare Facilities 10

Recreational Facilities 26

Commissioning for a Successful Project

Advanced Technology, Durability and Sustainability

2 I UTAH FACILITIES JAN/FEB 2012

4 I UTAH BUILDINGS FALL 2010

JAN/FEB 2012

DEPARTMENTS

13 29 32 34 35 36 38 42 44 46

Utah’s Largest Office Buildings

Management

22

Top 10 Business Apps for the iPad

Janitorial Go After the Occupants

Sustainability High-Performance Partnerships

Flooring Carpet as an Air Filter

FEATURES

Life Safety Sound Anchors Save Lives

Disaster Recovery Mold Remediation Protocols

Software Asset Management for Buildings

8 10

Green

14

Seismic Upgrade

18 20 26

Profile

40

Neighborhood Retail

Electric Vehicle-Friendly Buildings

Healthcare Facilities Commissioning the New Specialty Care Center

Fire Safety Fire Sprinkler Obstruction Inspection

Submetering

Jordan Valley Water Treatment Plant Retrofitted to be Seismically Sound

Energy Dashboards’ New Face

Advertiser Index

Building Interiors

30

Steve Clark, Aquatherm

Market Outlook 2012 will be a Positive Year

Recreational Facilities Advanced Technology, Durability and Sustainability

Businesses Connect Neighborhood

On the cover: RiverPark Corporate Center has long been Utah’s largest office park, boasting 1.25 million square feet of office space. Photograph

by McCarthy and courtesy of RiverPark.

UTAH FACILITIES JAN/FEB 2012 I 5

PUBLISHER’S LETTER With 1.25 million square feet of office space, RiverPark Corporate Center in South Jordan stands as the largest business park in Utah. Few other spaces come close to the square footage found at RiverPark. Union Park, Gateway and Sorenson Research follow close behind with square footage at 1 million, 739,00 and 538,698, respectively. Though large in size, most of these spaces are almost completely leased, and commercial brokers are expecting to see the remaining office space in Utah absorbed during 2012. Utah is preparing to meet this absorption with the construction of several new office buildings along the Wasatch Front.

As Utah’s economy continues to strengthen and the demand for office space continues to grow, Falcon Hill, Traverse Mountain and the Park City Tech Center will provide some of the necessary square footage to accommodate growing businesses. Each of these developments have the capability of surpassing RiverPark as the largest office park in Utah, though they are in the beginning stages of construction and development. Read more about these projects in our article entitled Utah’s Largest Office Buildings found on Page 22.

Wondering how your building compares to these and other office buildings in the state? Check out our list of the 25 largest office buildings in Utah, found on Page 24. The list, which includes the names and addresses of the buildings, the owners and the property managers, was compiled with the help of Coldwell Banker, CBRE and Commerce CRG Cushman and Wakefield. City Creek Reserve Inc., the commercial real estate division of The Church of Jesus Christ of Latter-day Saints, owns several of the largest buildings in Salt Lake City. The City Creek Center has contributed greatly to the continued economic growth of the Beehive State. The Boyer Company, Coldwell Banker Commercial and Commerce Real Estate Solutions were also found often on the list.

CONTACT Publisher Travis Barrington travis@jengomedia.com

Executive Editor Kelly Lux kelly@jengomedia.com

Associate Editor Kristen Hutchings kristen@jengomedia.com

Advertising Brian Andersen brian@jengomedia.com Josh Fugal josh@jengomedia.com

Art Director Doug Conboy

Contributing Photographer Dana Sohm

We have hopes that as the economy recovers, this list will grow and change.

We definitely expect to see Falcon Hill, Traverse Mountain and the Park City Tech Center on this list in the near future.

Contributing Writers Don Aslett Lynn Chambers Ray Dodd Josh Elder Michael Evans Lindsey Ferguson Sim Gurewitz Ron Moore

Sean Murphy Corey Price Tom Prugh Phillip Saieg Brian Short Mac Urie Greg Willis Bob Zeolla

Utah Facilities Publisher Utah Facilities

Utah Facilities is a proud partner of:

Copyright 2011 Utah Facilities Magazine. Utah Facilities is a Trademark owned by Jengo Media.

6 I UTAH FACILITIES JAN/FEB 2012

PO Box 970281 Orem, Utah 84097 Office: 801.796.5503 Fax: 801.407.1602 UtahFacilities.com The publisher is not responsible for the accuracy of the articles in Utah 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.

UTAH FACILITIES JAN/FEB 2012 I 7

Local Buildings Become Electric Vehicle Friendly

By Michael Evans

W

ith the high demand of newly-released electric vehicles, big changes are occurring in the commercial building industry. Plans are currently underway for the installation of electric vehicle docking (charging) stations in both the public and private sectors.

What is Pushing this Drive?

With almost every major manufacturer now in production of electric vehicles, reliable and quick charging systems are a necessity in order to meet consumer demand.

Electric vehicles bring numerous immediate and long-term benefits to the table.

The transition from EVs as an idea to adopting them into society has raised some concerns among the public. Electric vehicles have shorter

8 I UTAH FACILITIES JAN/FEB 2012

driving ranges than gasoline-powered cars and require more time to fuel or charge up. The average 110V EV charging unit that comes standard with the vehicle takes a 12 to 16 hours to fully charge.

Although there are cost savings and incentives to driving an electric vehicle, the bottom line is fueling stations need to be conveniently located. So how do consumers cope with this need? The solution is to have rapid charging stations available where they are needed and easily accessible. The charging stations must also be built at an affordable price to the owner. Most auto dealerships are launching electric vehicle models now, so these accommodations need to be taken care of immediately.

Utah-Yamas Controls, particularly its energy services and technologies

division, is ready for the EV docking/charging station market and has been contracted to install docking/charging stations for several of their clients. One of their first customers, an early adopter to this technology, is the Canyon Park Technology Center in Orem. The company is planning the installation of EV docking stations at its Orem campus.

“The time has come to adopt this green technology at our park, and we want to be ready to meet our customers’ demands,” said Allen Finlinson, general manager of Canyon Park.

Why Join the EV Bandwagon?

The number one reason is to save money. In this case, going green will save green. Car manufacturers are producing electric vehicles that are getting more than 90 miles per gallon.

Other big savings are in tax incentives.

Owners of electric vehicles may receive a tax credit of up to $7,500. Owners of charging stations receive incentives as well. Currently, tax credits of up to $1,000 can be received on residential charging stations. Businesses may receive 30 percent of their cost up to $30,000.

EV charging stations can qualify for LEED points as well. Commercial buildings of any size, or multi-residential buildings up to four levels, can receive up to three LEED points under the New Construction Sustainable Sites Credit 4.0.

Qualified buildings may receive between three and 15 LEED points under the Existing Building Sustainable Sites Credit 4.0.

Lastly, the docking systems are surprisingly affordable, and the efficiency of the systems are increasing.

The level II residential and commercial stations can now charge in three to six hours, down from the standard 12

to 16 hours. Charging at level III commercial quick-charge station can take a mere 30 minutes.

Why Else Are Building Owners Installing EV Stations?

Financial incentives aside, building owners and businesses recognize other needs for installing an EV docking station. One powerful need is branding power. Having an EV docking station installed will label a company green, showing an owner’s commitment to the environment. Having an EV station installed at your building will also increase customer traffic. Buildings with an EV docking station will attract EV owners to their business. Vehicle

drivers need to dock their vehicles, and during that docking time, they will have the opportunity to traffic the local businesses.

Building owners can offer incentives for their tenants to use docking stations as well. Offering preferred parking spaces for green vehicles encourages others to join the movement for energy independence. Electric vehicles are now a reality, and harboring charging stations will soon be a necessity.

Michael Evans is manager of Energy Services at Utah-Yamas Controls.

He can be reached at 801.990.1950. UF

UTAH FACILITIES JAN/FEB 2012 I 9

Commissioning the New University of Utah Specialty Care Center at Daybreak

By Ray Dodd

U

niversity of Utah Health Care, in conjunction with Kennecott Land, completed the Utah Specialty Care Center at Daybreak in late fall 2011. The 208,000 square-foot facility is located at the Daybreak community in South Jordan and is adjacent to a new south TRAX light rail station. It will house primary and emergency healthcare services, including outpatient examination rooms, a surgical center with four operating suites, a pharmacy, a 24hour-a-day emergency room and an AirMed helicopter landing pad to allow for the transfer of patients to the University of Utah Medical Center.

Additionally, the facility has been designed to achieve Leadership in 10 I UTAH FACILITIES JAN/FEB 2012

Energy and Environmental Design Silver Certification.

To bring the state-of-the-art specialty care health center on line, the developers decided in the planning stage that commissioning was integral to the success of the project.

“I cannot express enough the importance of commissioning as it relates to assuring the best performance, efficiency and longevity of the building systems for the owner,” said Toby Cordova, construction manager for Kennecott Land, Daybreak, Utah.

Building commissioning is a systematic process to ensure all building systems perform in accordance with the designer’s documentation and intent

and in accordance with the owner’s operational needs. Commissioning was crucial to the project’s success for two reasons. First, the facility was designed to achieve LEED Silver Certification.

LEED (an internationally-recognized green building certification system) is a points-based system awarding different levels of certification based on the score achieved. However, in order to achieve any level of LEED Certification, fundamental commissioning – a practice to assure energy and functional performance of the major energy consuming systems in the building – is a prerequisite for certification.

Secondly, because the new South Jordan Health Center will offer

Project Team Architect: Dixon & Associates Owner: University Healthcare,

University of Utah, Kennecott Land Civil Engineer: Nolte Engineering Electrical Engineer:

Envision Engineering Mechanical Engineer:

Van Boerum & Frank Structural Engineer:

BHB Consulting General Contractor:

Layton Construction Commissioning Authority: Total

Building Commissioning (TBC) Concrete: Geneva Rock Products Earthwork/Site Utilities:

Gough Construction Electrical Contractor:

Copper Mountain Electric Elevators:

ThyssenKrupp Elevator Corp.

Exterior Skin: Steel Encounters Fire Sprinklers:

Western Automatic Sprinkler Plumbing & Mechanical Contractor: Western States

Mechanical Inc. Reinforcing Steel:

Farwest Steel Contracting, Inc. Shoring/Micropiles: Becho, Inc. Steel Erection: KG Steel, Inc.

specialty care in the areas of cardiology, dermatology, gastroenterology, neurology, obstetrics and gynecology, oncology, optometry, orthopedics, physical therapy, psychiatry and radiology, full commissioning of the emergency power systems, fire alarm, fire protection and security (systems not required by LEED to be commissioned) was considered crucial to realizing the expected performance of the facility and mitigating any risk of non-performance.

The Process Since Kennecott Land and University of Utah Health Care had decided to pursue LEED Enhanced

Commissioning (an additional point credit that extends the commissioning process from the design phase through the warranty phase of the project), the commissioning process began during design with the architectural and engineering team. Commissioning in the design phase focuses on clarity of instructions, completeness in plans and specifications and the process of testing.

The medical office and specialty care center has many unique elements that require a special focus from the commissioning team. For example, the oncology center is equipped with a linear accelerator, a device most commonly used for external beam radiation treatments for patients with

cancer. The linear accelerator has specific requirements for structural enclosure, electrical service and chilled water cooling. Additionally, the pharmacy in the facility provides chemo drugs for treatment. National Institute for Occupational Safety and Health (NIOSH) and national hospital best practice standards require a pressurized “clean room� environment for the preparation and handling of Antineoplastic pharmaceuticals.

Once the design is complete, commissioning continues with the formularization of a commissioning plan that spells out the schedule for commissioning activities and the roles

continued on page 12 UTAH FACILITIES JAN/FEB 2012 I 11

continued from page 11 and responsibilities of all team members in the process. Using the commissioning plan as a guide helps commissioning agents assure the equipment that is purchased meets all specifications and requirements of the designers, that testing and start-up is well documented and performed with calibrated instruments and that all systems are ready to be commissioned at the end of the construction cycle.

A crucial portion of commissioning a healthcare facility is the functional testing phase. The installing contractors are tasked to make sure their equipment is fully functional. However, interactions between equipment are crucial for the intended performance of the facility.

Those interactions are fully tested during functional testing. For example, if electrical power is lost, an emergency generator (along with battery back-up) provides power to the systems that the designers have determined are crucial in the event of a black out. A loss of power event triggers designed responses by all the systems in the building. Through a scripted pull-the-plug test, the commissioning team double checks all those responses to ensure they are aligned with the engineer’s intent.

Utah Specialty Care Center at Daybreak will be the University of Utah Healthcare’s largest off-campus facility and is the first phase of a larger planned medical campus. Commissioning the facility was an integral part of the design and construction process, assuring the facility meets the needs of the medical staff, the University of Utah and Salt Lake County’s South Valley residents now and for years to come.

Ray Dodd, P.E., LEED AP, CxA, has more than 25 years experience in the mechanical facilities field.

He has been the owner of an HVAC service company, worked as a consulting engineer, directed the engineering group for a large national mechanical design-build company and now serves as a Certified Commissioning Authority. UF

Trends and Uncertainties in Modern Healthcare

By Kristen Hutchings

Associate Editor

Although the healthcare industry is a fluid and unstable, facilities professionals in the medical industry are trying to move forward with new industry standards that improve patient comfort and treatment – putting aside all of the government-related changes impacting healthcare.

Many healthcare facilities are trending from inpatient to outpatient centers.

Technology has advanced in such a way during the last few years that many procedures that were confined to hospitals are now available in medical office buildings and clinics.

“Ten years ago, my grandma got a hip replacement and was in the hospital for five days,” said Lori Damon, vice president of education and research for BOMA International. “Two years ago, my husband got a hip replacement and was in the hospital for two and half days. You can expect a steady migration of any procedure that can be performed outside of a hospital setting to move outside of a hospital setting. And the reason for that is simple: cost. Construction costs are significantly higher for acute care then medical office buildings or ambulatory surgery centers.”

Construction costs can be up to 25 to 50 percent less for an outpatient facility. The Draper Utah Lone Peak Medical Office Building is an example of an outpatient center recently built in Utah. A satellite emergency room is located on its first floor.

Traditional emergency room procedures can be replicated in the Lone Peak Emergency Room.

Healthcare facilities that are universally designed is one way owners are dealing with limited funds.

“Rather than designing floors specifically for cardiac care, you design a willow play floor where you can push the bed in and change the specialty. Today it’s cardiology, tomorrow it’s OBGYN, next week nefrology,” Damon said. “It extends the life of those expensive-to-build spaces and also allows for quickly shifting functions. As patient needs change, as the epidemiology patterns change, you can adapt that very readily. A lot of promise is assigned to this. We’ll see how quickly it takes on.”

Many medical spaces are built into a community to satisfy the needs and demands of the people, Damon said. No one knows for certain when a medical building will be needed. Determining the size of a medical facility is also difficult. To save on building costs, many medical centers implement buildings with universal designs. They brainstorm ways to transform existing buildings into medical offices or clinics.

“Bottom line, no one knows how much new space we’re going to need. But because of capital constraints on healthcare systems, building new spaces is too expensive.

We can’t do it,” said Damon. “We have got to work with the space we have, so you see a lot of creative redeployment of assets.”

In Tuscon, Arizona, a warehouse is being re-purposed to suit the needs of a medical building, which is not the most usual place medical buildings have sprung from, Damon said. The most interesting transformation may be a medical building emerging from an old Blockbuster movie-rental facility.

Not only does healthcare take over vacant retail buildings, but they have also decided to become more closely associated with different retail sectors.

“Retail is always on the corner of main and main, and that’s increasingly where healthcare would like to be,” Damon said.

Starbucks and other retail shops are beginning to appear in hospitals across the country. On the flip side, more and more medical office buildings are moving into retail spaces. Retail development is always pushing its way to the center of the community, Damon said. Healthcare wants to do the same. By being closer to the public they serve, medical offices hope to see more patients more frequently.

Healthcare is a competitive field, and by providing people with what they need, patients will be return customers. Damon said the time may not be too far off when a medical office building will offer healthcare, restaurants and gyms.

12 I UTAH FACILITIES JAN/FEB 2012

management

Top 10 Business Apps for the iPad

By John Garrett

T

he iPad is believed to be one of the greatest technological innovations in the past two decades.

Obviously, the concept of a tablet had hit the marketplace well in advance of Apple’s first-generation iPad, yet failed to gain any traction or create much interest with consumers. On the other hand, Apple’s first-generation iPad and all associated products have turned the industry upside down, dramatically impacting the manner in which both businesses and users approach technology and the basic use of either a desktop or laptop computer.

Just a few years ago, observing someone in an airport, at a restaurant or in the board room who was using an iPad was a novelty. Today, they are as commonly seen as Wal-Mart or Target.

For many, the iPad often replaces the need to use either a desktop, laptop or notebook computer. The iPad is light, compact, travels well, and it’s overall functionality is unparalleled by any standard. Whether just using it for such things as basic e-mail management, games, web surfing or utilizing the device for more technical purposes, such as document editing and design, development and delivery of presentations and working with spreadsheets, the iPad’s usefulness is relatively endless. It can do everything short of making dinner.

The iPad is an invaluable tool that allows users to more effectively and efficiently manage all or most business tasks. Noted are some of the top business applications available on the iPad.

functional interface for taking notes and keeping sketches.

Notes are stored within an easy-to-manage library where users can e-mail individual pages or entire notebooks as a PDF file. iWorks Suite is a platform that includes pages, keynotes and numbers, although you must purchase each app separately. Pages is for word processing. Numbers is for charts and graphs. Keynote is for presentations. This application is compatible with standard Office programs including Word, PowerPoint and Excel. Documents can be created and edited continuously in one program and shared painlessly. It is a must-have for anyone that routinely works within Office.

Ixpenselt is an outstanding expense management and overall budgeting tool for business and personal use. This application simplifies the budgeting process and enables users to easily create detailed expense reports by month, year or vendor through both a CSV and/or PDF interface, which includes expense-related metrics.

Presentation Link allows users to create and display interactive presentations on the iPad. You can also import existing presentations as a PDF or images, integrate videos, set hyperlinks, reorder slides and a variety of other unique features. Whether conducting a presentation virtually or connecting through the use of a VGA and HDMI output to present via an external screen or projector, this application is incredibly useful.

Dropbox is an excellent backup app that automatically syncs files across multiple computers and offers remote file access and sharing. It doubles as a PDF and document reader. This application will allow you to easily send a downloadable link to your file within seconds.

Air Display provides a second monitor, contributing to overall productivity. Now you can keep Outlook, Twitter or other potentially distracting work elements on a second screen. Air Display also turns your iPad into a wireless second

LCD monitor for your iMac or MacBook. This application makes your laptop or notebook more useful by extending the size of your screen and allowing you to wirelessly drag files back and forth between both devices.

Dragon Dictation is an easy-to-use voice recognition application that allows you to instantly speak your text either for transfer into written documents, e-mail messages or text messages. Dragon dictation is considered up to five times faster than typing on a keyboard. The application does take getting used to, but once you have mastered the basics you will see an increase in productivity and overall ease of use.

JotNot Fax turns the iPad into a portable fax machine. Use the application to send PDF files to any fax number from anywhere in the United States or Canada. Customize your cover page, track delivery and send clear facts in a matter of seconds.

AppAdvice takes the guesswork out of downloading either free and/or paid applications. AppAdvice evaluates all known applications by category and function and recommends the best applications based upon effectiveness, functionality and overall value.

Quite a few additional applications could be listed for both business and personal use, however the aforementioned applications have proven to be of considerable value, enjoyable to use and allow more productivity in all areas of business.

John Garrett is president and CEO of Facilities Management Advisors, LLC. He can be reached at 970.396.2702 or jgarrett@fmadvisors.com. UF

iAnnotate PDF is a top-rated and customizable PDF manager with world-class functions for annotating, organizing, reading and sending PDF files. Pick and choose toolbars, which allow you the freedom to select the tools you need – comment insertions, highlights, recorded audio links and a variety of other options. You can personally sign any file with either your finger or a stylus.

Penultimate is a must-have handwriting app for the iPad. Eliminate the need for carrying paper notebooks, while supporting sustainability and the environment. Penultimate contains multiple selections for both pen and paper style and a UTAH FACILITIES JAN/FEB 2012 I 13

14 I UTAH FACILITIES JAN/FEB 2012

W

hile it may sound clichĂŠ to say water is essential to daily life, the demand for clean water after a natural disaster increases the importance of obtaining this precious commodity. After a major earthquake, for example, culinary water is used for fire suppression and sanitation purposes in addition to sustaining daily life.

As the Jordan Valley Water Treatment Plant, located in Herriman, Utah, supplies water to the greater Salt Lake Valley, there is a critical need to maintain consistent services, even after a catastrophic event. Several district-wide hazard studies were commissioned in 2002 and shortly after, a 10-year seismic hazard reduction plan. The studies identified changes needed for the filter gallery and chlorine room. A FEMA grant was awarded in 2007 to upgrade this and many other facilities owned and operated by the Jordan Valley Water Conservancy District.

The Problems The Jordan Valley Water Treatment Plant had many structural seismic deficiencies which would have severely limited the ability of the plant to continue to treat water

after a large seismic event. The main concern for the filter gallery became the roof structure, since it did not meet the specified performance criteria set by the District. The roof diaphragm (which can be thought of as a large horizontal beam) was inadequate due to the lack of connection between existing precast concrete roof planks. The beams and columns that support the precast concrete planks form a frame system known as a moment frame that resists seismic forces by rigidly connecting beams and columns. The beam-column frame system was also inadequate for the performance criteria set by the District.

The Challenges The plant had to remain in operation during construction at the peak times of the year. The sand bed filter galleries for the plant filter 180 million gallons of water per day. The filters are sensitive to dust, and damage is expensive to repair due to the special type and grade of sand and equipment used in backwashing (cleaning) events that happen daily.

Using ASCE 41-06 Seismic Rehabilitation of Existing Buildings, the District defined an enhanced

seismic upgrade performance level by requiring that the structure be able to be occupied immediately following a moderately large earthquake and not collapse during the largest possible earthquake.

The Options Reaveley Engineers + Associates was hired to provide prime consulting and structural design of the seismic retrofit of the Jordan Valley Water Treatment Plant’s filter galleries and chlorine room. As part of the scope of work, RE+A was asked to develop three possible strategies for the structural seismic retrofit of the filter gallery and chlorine room roof. Each strategy was developed until a reasonable cost estimate could be produced. The strategies, their risks and the estimated costs were then presented.

The three strategies consisted of the following: • Overlay roof with new reinforced concrete topping slab and add other structural elements such as reinforced concrete walls and steel diagonal braced frames. The roof overlay that used a reinforced concrete topping

continued on page 16 UTAH FACILITIES JAN/FEB 2012 I 15

continued from page 15 slab was the system with the least cost.

However, the system added mass, which is counterproductive to reducing the forces generated by the earthquake accelerations.

• Overlay the roof with a carbon-fiberreinforced-polymer (CFRP) system and add other structural elements such as reinforced concrete walls and steel diagonal braced frames. A CFRP system is similar to the first option but doesn’t contribute significantly to the mass of the structure, keeping force levels down.

The CFRP system had the highest cost and poised some risk in the proper placement of CFRP. However, the risks to the filters were diminished since it could be applied on top of the roof structure.

• Remove the existing precast concrete roof planks and install a new steel roof structure, and add other structural elements such as reinforced concrete walls and steel diagonal braced frames. The removal of existing roof planks reduces the mass of the structure, and the tough steel roof deck would add enhanced seismic performance. However, the removal of the precast concrete roof planks carried the highest risk of filter contamination from falling debris.

The risks were evaluated with the District using a risk-based table.

Keeping in mind the plant could not be shut down during peak months, the

16 I UTAH FACILITIES JAN/FEB 2012

evaluation required close coordination with plant operators and resulted in complex design and construction methods. By taking into account all potential risks of the project that affected the decision, RE+A was able to lead Jordan Valley Water Conservancy District in making educated decisions in selecting the best structural strategy for retrofitting the facility.

The Solution The carbon-fiber-reinforced-polymer overlay option was chosen out of the three strategies. Rather than demolishing the roof structure, it was instead retrofitted and re-used. Retrofit of the facility during operations was far more cost effective and less intrusive than demolition and rebuilding the vulnerable structural elements. Interior and exterior non-structural elements such as piping and partition walls were braced for the same enhanced performance level.

The carbon-fiber-reinforced-polymer overlay and other seismic upgrades on the outside of the roof structure minimized intrusion and damage on the inside and carried the smallest level of construction risk to the sand filter operations. In addition, other elements, such as the reinforced concrete walls, were added to the outside of the filter gallery and chlorine room areas, further reducing impacts to the filter areas.

The upgrade was performed in phases to minimize disruption to plant operations. Interior elements of the seismic retrofit were not allowed to

impact plant maintenance, concrete baffle wall integrity and plant security.

Filter protection was specified and implemented during construction, minimizing contamination. Filter performance was largely unaffected by the construction, and the sensitive sand beds were not damaged. Any items that were dropped in the sand bed filters were required to be removed promptly to prevent contamination of the filtered water.

The Successes The plant was able to maintain production of water and was not delayed by the project in any way. The project was completed in January 2011, and the high standards for water production at the plant were maintained and not significantly affected by construction activities. The methods of retrofitting the building for seismic performance from the outside combined with the use of carbon fiberreinforced polymer overlays are an example of how sensitive structures with ongoing operations can be seismically retrofitted.

Corey Price, S.E., LEED AP, has been a practicing engineer for 11 years. He has served as project engineer on some of Reaveley Engineers + Associates most significant projects, including the USU USTAR Bioinnovations Lab, Ogden High School’s historic upgrade and renovation and the Utah County Convention Center. UF

UTAH FACILITIES JAN/FEB 2012 I 17

Photo by Dana Sohm 18 I UTAH FACILITIES JAN/FEB 2012

Piping a Gold Mine The Man Behind the Growth at Aquatherm, Inc.

By Kelly Lux Executive Editor

S

teve Clark saw the potential in Aquatherm GmbH nearly 10 years ago. At the time, Clark was the president of his own mechanical engineering firm, based out of Canada, in a small town right across the border from Montana. While working on a patented heating and cooling system, Clark came across Aquatherm in one of his projects and decided to investigate. His investigation took him to the manufacturing plant in Germany, where Aquatherm GmbH was founded nearly 40 years ago. The product was a gold mine, Clark says.

Aquatherm had spread rapidly throughout Europe during the last 35 years, but efforts to expand into North America had not been as lucrative. The company was looking for someone with the right skills to secure the product in North American markets.

Steve Clark was their man.

Clark was hesitant to jump on the opportunity, despite his faith in the Aquatherm product. However, while taking an entrepreneurship course, Clark researched Aquatherm and the economics of bringing the company to North America. His hesitations rapidly disappeared as he saw the potential for the company and its product.

“I thought I would be crazy to not take the offer,” Clark says.

Clark jumped in feet first, closing his engineering firm in May 2005.

Unfortunately, Aquatherm, Inc., wasn’t able to fully launch in North America until August 2006. Clark powered through the lean beginnings and saw the company gain its footing. Now the company is growing exponentially and was named one of America’s Most Promising Companies by Forbes Magazine. While Forbes used financial data from 2008 to 2010 to list Aquatherm among 100 other growing

companies nationwide, Aquatherm showed even more growth during the 2011 fiscal year by more than doubling its annual revenue.

“Everybody with the organization knows we’ve got a pretty exciting future here,” Clark says. “But it is always nice to have someone outside of the organization recognize there is something going on here. This is a multi-billion dollar industry, and I think we will be one of the major players in the next five to 10 years.”

The product itself, Clark says, is the reason business is booming. As the North American partner of Aquatherm GmbH, Aquatherm, Inc., markets and supports the Germanmanufactured polypropylene-random (PP-R) pipe systems, which are being integrated into a variety of plumbing, HVAC and industrial pipe applications throughout the United States and Canada. The polypropylene pipe systems are maintenance free, manufactured to be leak proof, cleaner and better insulators than the copper and steel pipes often found in plumbing systems, Clark says.

Additionally, the cost of the polypropylene pipes has remained flat since Clark started the business – a definite advantage over the everchanging cost of copper and steel.

Installation costs are also competitive with other systems.

“Building owners get a better product,” Clark says of the Aquatherm pipes. “We are selling a product that is going to go together quicker, last longer, have fewer problems and cost less up front. You have all of those things going for it, plus a 35-year track record – not to mention our insurance coverage.”

Aquatherm’s 10-year warranty protects against manufacturer defect in the pipe or fittings and pays for the

cost to replace parts, labor and materials, as well as incidental damages to a building. The low-loss ratio results from the quality of Aquatherm products and the heat fusion connection. All products are manufactured using the latest technology and are tested to rigorous international standards. Additionally, PP-R is resistant to many additional factors such as hard water, freezing and impact, which often cause other piping materials to fail.

The Aquatherm product is ideal for building owners, Clark says. By having a reliable piping system, building owners protect their buildings and give themselves peace of mind. Building owners should educate themselves on the various options for piping systems and talk to their engineers and contractors about the best choice for their buildings, he says. Once building owners realize the benefits of polypropylene-random pipe systems, Aquatherm will be on their priority list for their next construction project, Clark says.

The benefits of the product have caught on throughout North America.

This growth has allowed Aquatherm to expand operations on a yearly basis.

The company recently made its fourth move in four years to a more permanent facility in Lindon, Utah.

The building will provide more office and warehouse space and potential manufacturing space. Aquatherm will also have the option to expand into the 400,000 square-foot facility as needed.

“I envisioned that this piping system had potential in North America,” Clark says. “I always had the vision that this was going to catch on and take off. Things are going quite well.” UF UTAH FACILITIES JAN/FEB 2012 I 19

2012 will be a Positive Year for Commercial Real Estate

By Greg Willis

O

verall, Utah’s commercial real estate market had a positive 2011. Throughout the year, markets statewide fluctuated with the economy and presented significant opportunities for both buyers and sellers. These opportunities led to an increase in transactions and have created a feeling of cautious optimism throughout the commercial real estate industry. Owners, tenants and agents are looking forward to 2012 as the economy continues to recover.

A prevailing sentiment throughout the market is that there are deals for both owners and tenants in all areas.

Low interest rates have made new construction and purchases more feasible for owners and investors, while lease rates remain reasonable for tenants.

Some of the common trends throughout the industry are: • Utah’s economy is strong and has created an ideal environment for buyers, sellers and tenants in all areas • Tenants are acting on favorable lease rate opportunities and moving to higher quality space • All segments of commercial real estate will see moderate growth in 2012 Office Market Outlook Experts are predicting a continued soft office marketplace for 2012.

“We have seen significant activity in the central business district for owner occupied and/or single use buildings,” says Jack Woodward, NAI West vice president and office leasing and investment specialist.“Current indicators 20 I UTAH FACILITIES JAN/FEB 2012

are showing that lease rates and sales prices are slightly lower than year end 2010. We have also seen a corresponding drop in vacancy rates for 2011.”

Owners should see an increase in leasing activity as tenants continue to take advantage of soft market conditions.

Commercial brokers are also expecting to see positive absorption of office space. With Utah’s pro-business culture and strong economy, available space should decrease through 2012.

Woodward used northern Utah County as an example of the positive direction of the office market, saying, “Several buildings in the area have been leased before construction is completed.”

Retail Market Outlook The retail real estate market has a positive outlook for 2012. Vacancy rates dropped in 2011 and are expected to continue to decline in 2012. Grocery stores and other retailers are following population growth and seeking new locations in Utah’s high growth areas.

A number of regional and national retailers established Utah locations in 2011 and many more are planned for the coming year.

“We expect to see a lot of repositioning in 2012. Store closures have slowed and vacancy rates are predicted to fall 10 to 20 percent,” says Mountain West Retail/Investment Principal Chris Hatch. This decrease in rates is a function of nominal new construction in the area, he added.

Hatch is also predicting a strong 2012 for retail investments. “Real estate investment trusts and institutional buyers continue to search our market

for core investment opportunities with stable growth and upside.”

Industrial Market Outlook The next 12 months should look similar to 2011 for Utah’s industrial real estate market and should see slight increases in activity. A number of projects will come to market in 2012 that may give Utah a slightly negative net absorption, but overall, vacancies will remain low.

Commercial brokers and experts are predicting a continued flight to quality as tenants find opportunities in Class A and Class B properties with favorable rents. CAM fees are up, and owners that can find ways to keep operating expenses lower will have a better opportunity to retain tenants.

Jeff Heaton, NAI West vice president and industrial properties specialist, sees no indication of lease rates or property values decreasing and remains optimistic about Utah’s industrial market.

“Utah has all the fundamentals for a positive industrial market. We are experiencing population growth, have an educated work force, low cost of living and a proactive, businessfriendly government that are all combining to improve the marketplace,” says Heaton.

Investment and Multi-family Market Outlook Investment and multi-family indicators show a very positive outlook for 2012, and this should remain one of the most robust segments in the industry. Both owners and sellers will have significant opportunities in the

next 12 months as the market is experiencing increased occupancy levels (about 95 percent), with attendant market rent increases.

“In 2012 an additional 4,200 multifamily units are scheduled to be added in Salt Lake County alone. Despite the increase in units, occupancy rates should remain above 90 percent,” says Greg Ratliff, NAI West broker and investment and multi-family specialist.

“Demand for quality rental housing will continue to increase and we expect to see these additional units absorbed quickly.”

This upward trend in occupancy, combined with the reemergence of available debt with low interest rates, continues to make multi-family an attractive investment opportunity.

Additionally, Ratliff says, these trends are creating favorable opportunities for sellers who are able to trade at lower income capitalization rates than the previous two years due to the availability of debt to qualified investors.

Summary Overall, Utah continues to have one of the healthiest commercial real estate markets in the country.

“We expect that 2012 will be a solid year for commercial real estate,” said Lloyd Allen, SVP and business director at NAI WEST. “‘Despite the investment losses taken in real estate during the past few years, it is still a relatively stable investment compared to the volatility of the stock market, and the potential is there for reasonable returns,’” Allen added, quoting Investment Trends. “I expect 2012 to be fairly stable and even provide solid returns, particularly from retail, multi-family and industrial properties.

In the brokerage community, we anticipate moderate growth in transaction volume and see 2012 as a good time for an astute client to do profitable real estate transactions.”

Greg Willis is the marketing manager for NAI West. NAI West was founded in Salt Lake City in 1998 as a full-service commercial real estate brokerage. It has since grown to include property management, property maintenance and business acquisition services. UF UTAH FACILITIES JAN/FEB 2012 I 21

By Kelly Lux Executive Editor

RiverPark Corporate Center has long been Utah’s largest office park, boasting 1.25 million square feet of office space. However, such projects as Falcon Hill, Traverse Mountain and the Park City Tech Center will rival that standing as the new construction grows Utah’s office space one building at a time.

Four Gateway Photo courtesy of Gateway

W

hen construction on RiverPark Corporate Center began in 2001, Argent Group had visions of creating Utah’s premier office park. Their dream was eventually realized. With 11 office buildings and seven retail buildings housing 13 restaurants, RiverPark Corporate Center, located on 120 acres at

10600 S. River Front Parkway in South Jordan, is the largest office park in Utah.

The total square footage is approximately 1.3 million – with 1.25 million of that being office space.

As the largest office park in the state, meeting the needs of the almost 70 tenants at RiverPark is a top priority, said Jason England, RiverPark leasing manager. RiverPark’s location as a suburban, Class A office park in South Jordan with close amenities such as restaurants (including The Brick Oven, Dickey’s BBQ, Red Mango, Cafe Mona Vie, Gecko’s, Barbacoa Mexican Grill, Market Street Grill, Tsunami and Zupas), retail

Millrock Photo courtesy of Commerce Real Estate Solutions

22 I UTAH FACILITIES JAN/FEB 2012

Photo by McCarthy and courtesy of RiverPark

RiverPark Corporate Center

services, a 102,000 square-foot Lifetime Fitness Center, a golf course and a soonto-be-built hotel are all part of the appeal. All of the buildings in the office park feature smart building design and energy management systems, dual provider fiber optic connectivity, computer controlled HVAC, high speed elevators, after hours card key security access and abundant parking. RiverPark has lots of options for tenants who are growing and expanding – making it ideal for large and small businesses, England said.

“We do our best to meet the needs of our tenants. Their needs are first and foremost,” England said. “We are able to offer flexibility that nobody else can.”

RiverPark has remained at approximately 90 percent leased

throughout its existence, even during the economic recession. England credits the office park’s continual stream of tenants to its location and quality product which is available at the right price.

“A great product, at a great price, with great service is what has helped make RiverPark a success. Argent Group’s owners deserve all of the credit in the world for what they’ve been able to create,” England said. “We are very competitive. Our quality is at the top, making it the best deal around.”

R e c e n t l y, RiverPark Corpo-

rate Center completed a 125,000 squarefoot expansion to house Roseman University of Health Sciences, Utah’s first dental program, said Brandon Fugal, executive vice president and office specialist for Coldwell Banker Commercial. RiverPark is also planning

continued on page 24

222 S. Main Photo by Dana Sohm

UTAH FACILITIES JAN/FEB 2012 I 23

continued from page 23 to break ground in 2012 on a new business class hotel which will be located adjacent to Market Street Grill.

Despite its longstanding position as the largest office park in Utah, RiverPark will soon be facing competition as far as size. Falcon Hill Aerospace Research Park at Hill Air Force Base and Traverse Mountain in Lehi have plans to eventually surpass the square footage offered at RiverPark.

The Park City Tech Center, with plans for more than 1.2 million square feet of office space in Kimball Junction, will also rival the South Jordan office park.

Traverse Mountain, located on approximately 117 acres, is still in the

planning stages, with tentative plans to construct a two million square-foot commercial development on the site, said Fugal. When the project is complete, it is likely to become the largest office park in the state, Fugal said. Amenities will include its proximity to I-15, Cabela’s, Adobe, Thanksgiving Point and a 370,000 square-foot outlet mall that is yet to be built.

The Park City Tech Center, a Boyer Company development, is currently under construction at Kimball Junction, with its first 32,000 squarefoot office building being built by Menlove Construction. Plans include more than 1.2 million square feet of office space on more than 50 acres, with

build-to-suit office opportunities. The Center is a rare development in Park City, offering a unique setting for an office complex with a location minutes away from Park City Ski Resort, Deer Valley and The Canyons and a mere 30 minutes from the Salt Lake International Airport.

Falcon Hill at Hill Air Force Base is nearing completion on its first fivestory, 150,000 square-foot, Class A office building, leased at 100 percent to Northrop Grumman. Construction on two additional office facilities will begin during 2012. This 10- to 15-year project is a venture by Sunset Ridge Development Partners, a joint organization comprised of the Woodbury Corporation and Hunt

Utah’s 25 Largest Office Buildings/Parks The following list was compiled with the help of Coldwell Banker, CBRE and Commerce CRG Cushman and Wakefield.

Property Name

Address

Building SF

City

Listing Company

RiverPark Union Park

10701 S. River Front Parkway 6925-7400 South Union Park

1,250,000 1,000,000

South Jordan Midvale

Coldwell Banker Commercial Commerce Real Estate Solutions/Cushman & Wakefield

The Gateway Office Buildings Sorenson Research Park

100 S. 400 West 849 Levoy Drive

739,145 538,698

Salt Lake City Salt Lake City

The Boyer Company CBRE

Wells Fargo Center

299 S. Main

535,270

Salt Lake City

Wasatch Properties

2406 N. Main Street 2406 N. Main Street Cottonwood Corporate Center 2755,2795,2825, 2875 Cottonwood Pkwy Millrock Park 6440, 6510, 6550 S. Millrock Drive & 3165 E. Millrock Drive

500,000 487,000 485,763

Spanish Fork Salt Lake City Holladay

Commerce Real Estate Solutions/Cushman & Wakefield Commerce Real Estate Solutions/Cushman & Wakefield MP Realty Services

Novell Technology Park 222 South Main

1800 S. Novell Place 222 South Main

482,983 459,000

Provo Salt Lake City

Commerce Real Estate Solutions/Cushman & Wakefield CBRE

One Utah Center Key Bank Tower Eagle Gate Plaza Franklin Covey Corporate Williams Building

201 S. Main Street 36 S. State 60 E. South Temple 2200 W. Parkway Boulevard 135 S. 1460 East

419,709 377,002 350,333 311,727 282,017

Salt Lake City Salt Lake City Salt Lake City Salt Lake City Salt Lake City

The Boyer Company City Creek Reserve Inc. City Creek Reserve Inc. Commerce Real Estate Solutions/Cushman & Wakefield N/A

Thanksgiving Park

3400 North Ashton Blvd.

278,160

Lehi

Coldwell Banker Commercial

Gateway Tower West 5 Triad Center 257 Tower

15 W. South Temple 305 N. West Temple 257 E. 200 South

268,471 265,852 258,754

Salt Lake City Salt Lake City Salt Lake City

City Creek Reserve Inc. City Creek Reserve Inc. CBRE

Broadway Centre

111 E. 300 South

256,000

Salt Lake City

Commerce Real Estate Solutions/Cushman & Wakefield

170 S. Main Street JC Penny Building

170 S. Main Street 310 S. Main

255,255 249,000

Salt Lake City Salt Lake City

Commerce Real Estate Solutions/Cushman & Wakefield Commerce Real Estate Solutions/Cushman & Wakefield

Jordan Commons

9400 S. State

241,959

Sandy

NAI Global

The Pointe Buildings I-II Regence Building

15 W. Scenic Pointe Drive 2890 E. Cottonwood Pkwy

238,972 221,000

Draper Salt Lake City

Coldwell Banker Commercial Commerce Real Estate Solutions/Cushman & Wakefield

24 I UTAH FACILITIES JAN/FEB 2012

Development Group. The first phase of Falcon Hill will feature more than two million square feet of commercial space, with additional phases of expansion capability, staging benefits and infrastructure. Office space is expected to total 1.245 million square feet. Office facilities will feature fiber optic connectivity, redundant power, sophisticated HVAC/climate control and security monitoring. The buildings are designed to meet LEED certification requirements. Retail will make up for approximately 45,000 square feet of the development.

Restaurant space will be approximately 21,000 square feet. A five-story, 200room hotel and conference center is also part of the project.

“This is a dynamic project,” said Fugal. “We are seeing national defense and aerospace contractors express a particular interest in Falcon Hill.”

Lake Pointe Corporate Center at 2850 S. Decker Lake Drive in Salt Lake City and The Pointe at 15 W. Scenic Pointe Drive in Draper are two other projects in Utah that have plans for substantial growth, Fugal said. Lake Pointe, a 60-acre office park, will expand from three buildings totaling 350,000 square feet to 700,000 square feet. The Pointe, which just broke ground on its newest addition, a four-story 120,000 square-foot building, also has plans to expand the project from three to eight buildings totaling 600,000 square feet. UF

Agent

Owner

Property Manager

Lease Rate Year Built Class

Brandon Fugal Dana Baird

Argent Group Union Park Associates

Chris Jewkes

$22.50 $17-19

Jake Boyer Paul Skene

The Boyer Company Arden Realty

John Dahlstrom

Wasatch Plaza Holdings, LLC

Tom Freeman Mike Richmond Joyce Pappas

Common Wealth Partners Millrock Development LLC

Dan Donaldson Scott Wilmarth

Novell Inc. Hamilton Partners

Greg Gardner Bruce Lyman Bruce Lyman Chris Kirk N/A

The Boyer Company City Creek Reserve Inc. City Creek Reserve Inc. Leavey Group University of Utah

Brandon Fugal

Andrew Bybee

Bruce Lyman David Jones Eric Smith

City Creek Reserve Inc. The Corporation of the Presiding Bishop 257 East Salt Lake, LLC

Rich Nordlund

Broadway Centre Investment LP

Mike Richmond Tim Anker

200 South Main Street Investors LLC 310 South Main LLC

John Longaker

Jordan Commons Funding LLC

Brandon Fugal Dana Baird

TP Building I LLC Regence Bluecross Blueshield of Utah

2001 1991

Key Bank Photo by Dana Sohm

Amenities

Class A Class A

Restaurants, Golf Course, Gym, Hotel, Freeway Access On-site Professional Property Management, iews of the Wasatch Mountains The Boyer Company $23-32 2000 Class A Restaurants, Gym, Hotel, Freeway Access, Shopping Mike Chappell $16-20 1987-1998 Class A/B Fiber Optic Cable, Located near SLC International Airport, I-15 and I-215 Jenny Nielson, Wasatch Properties $26-32 1998 Class A Two Helipads, a Salon, On-site Security, Banking, Access to Trax, Freeways, Restaurants, Shopping Easy Freeway Access Common Wealth Partners $28 1999 Class A Fiber-Electric Lightwave Smart Buildings, Freeway Access, Close to Ski Resorts, Felicity Hatton-Ward $28 2004 Class A Restaurants, Hotels, Golf Course Novell Inc. $18 1993 Class A CAT5 Fiber Optic Connectivity Hamilton Partners $27-29.50 2009 Class A Fiber Optics, Lobby Fireplace, Locker Room and Showers, Restaurants and Retail, LEED Gold On-Site Professional Property Management, Deli, Security The Boyer Company $21 1991 Class A City Creek Reserve, Inc. $25-30 1976 Class A Banking, Bus Line, Card Key Access, Restaurant City Creek Reserve, Inc. $26-32 1986 Class A Banking, Bus Line, Card Key Access, Restaurant Marty Jaramiloo 1984 Class A Jonathan Bates, University of Utah $28.00 1980 Class A On-Site Covered Parking, Close to RedButte, University of Utah, Utah Museum of Natural History Andrew Bybee $24.50 2008 Class A Gym and Showers, Close Freeway Access, Walking Distance to Trax, LEED Certified City Creek Reserve, Inc. $25-32 1998 Class A Todd Maybe, Zions Securities LLC $22 1981 Class B+ Views of Downtown and Wasatch Mountains, On-site CBRE $19-22/SF 1986 Class A Restaurant, Fitness Facility, Easy Access to Freeways Brian Horrocks $21-23.50 1992 Class A On-site Fitness Facility, Built-in Cubicles, Easy Freeway Access $27 1984 Class A Exercise Facility, Covered Parking Commerce Cushman & Wakefield $18 1970 Class B Downtown High Rise, On-Site Cafeteria, Easy Access to Trax Jim Derrick, Larry H. Miller Companies $22.50-24.50 1999 Class A Centrally-located, State-of-the-Art Climate Control System, Abundant Parking Justin B. Jensen, Sorenson Associates $15.85 2007 Class A Fiber Optic Connectivity $24 1997 Prime Corporate Headquarters, Full Service CAF with Large Multi-Purpose Meeting Room, On-site Fitness Facility

UTAH FACILITIES JAN/FEB 2012 I 25

New Rec Center will Feature Stainless Steel Pools, Durable Building Materials and Natural Lighting

By Kristen Hutchings Associate Editor

T

he designers behind the Provo Rec Center, VCBO Architecture, promise the new center will be an out-of-the-box facility delivering an over-the-top recreation experience to patrons due to its unique design features.

In developing the facility, Provo City’s first concern was to find an ideal location for the rec center. Finding a location for the new facility proved challenging. Adding to that challenge, Provo’s Eldred Senior Center and community center, located near 200 26 I UTAH FACILITIES JAN/FEB 2012

North and 500 West, were in dire need of updating. To kill three birds with one stone, the new recreation center will replace the two buildings mentioned and will have designated areas for those organizations within the complex.

Provo City officials hope the complex, built near North Park, will draw attention to the adjacent Veterans Memorial Pool. With a sister facility constructed nearby, the pool is sure to receive ample attention, says Nathan Leavitt, a VCBO architect.

An Emphasis on Durable Materials Provo City Council decided to avoid the additional costs of repairing sub-par materials by investing in the best building materials.The 160,000 squarefoot facility, designed by VCBO Architecture and constructed by Layton Construction, is projected to cost $35 million.

“Durability is the focus throughout the whole building. We want to be implementing things that won’t cause problems in the future,” Leavitt said.

Project Team Owner: Provo City Architect: VCBO Architecture of Salt Lake City, Barker Rinker Seacat of Denver General Contractor: Layton Construction of Sandy

The Best Indoor Aquatics Attraction in Utah The designers have placed an emphasis on implementing the needs and wants of residents into the design of the facility. After a study, the city found many residents wanted improved indoor pools and play areas. The current Provo Rec Center has one indoor pool that offers water aerobics classes, swim lessons and leisure swimming and hosts Provo High School’s swim team practices. Needless to say, the pool can get a little crowded with all of the classes and activities.

The new center will accommodate all of this with five different indoor bodies of water: dynamic slide features, an aerobics pool, a lap pool with three

lanes, a competition pool and a children’s splash pool with themed play features, including a lazy river.The pools are expected to be between 82 and 86 degrees Fahrenheit, with the room at a regulated 3 degrees above the water’s temperature. New pool technology will be implemented in the pools.

“These will be PVC-clad stainless steel pools. They are highly-functional, sturdy and user-friendly for all different types of pools,” said Ellen Parrish, marketing director for VCBO Architecture.

The leisure pool will be the perfect area for both swimmers and children.

Within the leisure pool is a zero depth entry pool, which gives a beach-like effect allowing patrons to run right off

the deck and into the pool while little kids play safely in water less than an inch deep. That area will transition into a lazy river with a current channel, providing an opportunity for exercise, giving those who walk against the strong current an excellent workout.

Just for the Teenagers Each of these attractions hold an exciting feature that is sure to draw Provo residents to its waters, but one feature is anticipated above the others.

“The main feature in the aquatic area is a teen pool that will have a rock climbing wall along with a jumping ledge,” said Leavitt. “Essentially, it will be a rock structure that comes out of a

continued on page 28 UTAH FACILITIES JAN/FEB 2012 I 27

continued from page 27 13-foot pool. The pool will also be something that can be used for scuba diving lessons. We see this pool as one of the most unique attractions of this building that you wouldn’t see at another rec center.”

The jumping ledge that stems from the rock wall simulates the experience of cliff-jumping in Lake Powell – minus the danger. “We wanted to give the teenagers something thrilling to do that’s safe,” said Parrish. “We know they like to do reckless things, so we want to offer a safe and fun environment for testing their limits.”

Maintaining the Water Features Though pools can be fun aspects of a facility, pool maintenance can be an arduous affair. Humidity always proves to be a rec center’s Kryptonite; so proper ventilation is crucial for maintaining pool areas. Good air return is important to keep as much chemicals out of the air as possible.

“We spend a lot of time detailing finishes that will hold up to wet environments and specifying paint coatings that will resist corrosion,” said Leavitt. “There are specific products that we spend time looking at and detailing, the roof trusses aren’t typical, they’re all pipe steel that have less surface area that water can sit on. We’ve gone to great lengths to try to engineer space for the pools that will be durable.”

New Changing Rooms Respect Privacy Another highly anticipated feature of the rec center is its regard for privacy and comfort with the improved change rooms. Sixteen individual change rooms, which can be used as family change rooms, will be built into the facility.

Some are small change rooms; others have showers and toilets in them.

28 I UTAH FACILITIES JAN/FEB 2012

Traditional locker rooms will also be built into the facility, but these will be smaller to accommodate the increased amount of family change rooms.

In Addition The Provo Rec Center will hold three gymnasiums, one of which will be a multipurpose court with a surface liner that’s more amenable to activities other than basketball or volleyball. This area can support community events with chairs and tables. The floor will be rubber-like, making it more flexible for various events.

Six racquetball courts will be located on the first level of the facility.The cardio room will also be found there, along with an indoor track that borders the facility.

Other attractions include spin classes, fitness studios for aerobic classes and a fully-equipped weight room.

The center will also have an indoor playground that will be open to the public, adjacent to a childcare facility available for patrons.

Building Sustainability Designers really wanted the new building to have an open feel for patrons, Leavitt said. The work out spaces will be more open with many windows that will make use of natural light. The center will also make use of

Renderings courtesy VCBO Architecture

horizontal sunshades positioned along the southern aspect of the building to block excess summer heat and light.

“We’re using a lot of insulated wall panel, like Kal-wall products, which are insulated translucent panels,”said Leavitt.

“Insulated products filter the southern light and provide insulated value in the winter too. It’s more energy efficient than glazing.”

The rec center will also implement solar tubular skylight systems, along with sustainable practices that enables the light fixtures to be controlled.

“We’re basically daylight harvesting.

As the light sensors pick up on a large amount of daylight entering a space, we can turn off certain bulbs in the light fixtures,” said Leavitt. “We’re constantly monitoring the amount of light coming in from the outdoors.”

With these sustainable practices and the revolutionary aquatic attractions, the new Provo Rec Center will hit the charts in Utah, coming online in early 2013. Even those working on the project are enthused by its design elements and continually express their excitement for the new building.

“It’s going to be the coolest rec center we’ve ever done by far,” said Parrish.

Leavitt would agree. “It’s going to be quite a complex once it’s all complete.” UF

janitorial

Go After the Occupants Tenants who Clean Up After Themselves Save Money in Cleaning Costs

By Don Aslett

T

he commercial sector can keep their spaces clean at a cost and quality never dreamed of in earlier years. Just ask your tenants.

Forty years ago, bids to clean one building ranged from $500 to $5,000 a month. Today 10 bids for one job will be within a few hundred dollars of each other. True, there isn’t much leeway in the cost of labor and materials, but there are other ways to cut costs – like improving the behavior of the tenants.

A janitor’s main purpose is to maintain and service a building. They service the dispensers, dispose of waste and remedy and repair natural or accidental damage. If they spend their time cleaning spills and chewing gum off of the floor, picking up litter, washing graffiti off of walls and taking tape and posters off of doors, then they can’t keep the carpets and floors on their maintenance programs. They won’t get to the fix-it-in-five minute things that become a $50 to $500 repair job later.

Identical areas can take twice the time to clean, depending on the occupants – not the building.

Educate tenants and persuade them to clean up after themselves – at their desks, in their office, the parking lots, the restrooms and the cafeteria. Tenant cooperation can make up 20 percent in the cost of maintenance, dwarfing that 2 or 3 percent companies are trying to save on cleaning products and labor. If the people in a building spent five minutes a day caring for their own work area and being more careful in the building’s public areas, it would cut cleaning costs dramatically, reduce accidents, enhance security, raise morale, save energy and reduce building depreciation.

Cutting clutter in the buildings, keeping parking lots clean and removing messes on and around desks can cut out lots of custodial time and repairs. Go after the occupants. Have the big wheels

set an example and arrange some artfully-designed, consciousness-raising sessions, and watch cleaning time go down, the quality of the environment go up and an attitude of caring creep in.

Don Aslett is founder of Varsity Contractors, Pocatello, Idaho. Utah readers are treated to a free download of Aslett’s handbook on this topic at www.aslett.com/educatetheuser. UF

UTAH FACILITIES JAN/FEB 2012 I 29

Basic rules to live by in selection of office seating, perhaps the most important ergonomic accessory:

Furnishing Office Buildings: Ergonomics for the Masses

By Sean Murphy

A

n exterior with impact, an intelligent energy usage plan and a well-designed interior contribute to a worker’s perception of their value within a company. Physical surroundings are an extension of an employee’s compensation, and they acknowledge this, even if only subconsciously.

How often, though, is the most intimate connection to worker comfort – their chair – overlooked? Office seating can literally be a pain in the butt, so here are a few tips for selecting office seating, particularly selecting seating for multiple users.

Office seating is often thought of as a check mark for an employee’s workstation. Like a computer monitor or stapler, every worker gets one, and everyone is on a budget, so there is no reason to splurge on the red metal Swingline. The problems with cheap chairs start to arise six months postpurchase when workers are complaining about neck and back pain and chairs start to fall apart. The truth with ergonomic seating is a universal one: You get what you pay for, but splurging isn’t always necessary. Poorly designed and cheaply constructed 30 I UTAH FACILITIES JAN/FEB 2012

seating is simply not worth the risk for an established business enterprise.

Healthcare costs can make up 10 to 20 percent of payroll expenditures, but these costs can be mitigated with some ergonomic initiatives.

Other Selection Notes Selecting a single office chair model to fit 500 people may seem impossible.

Choose a small selection committee – typically three to six people make a good panel. Consider input from human resources, purchasing, facilities management and company officers.

Acknowledge that there will always be special seating needs for a few employees. These will need to be handled on a case-by-case basis. The purpose of your selection process is to accommodate the vast majority of your building tenants. Be sure to work with a knowledgeable salesperson. The process should be consultative and low-pressure.

Sean Murphy is a space planner for ROSI Office Furniture. He can be reached at 801.243.6234.

UF

• Purchasing higher quality furniture is essential.

Manufacturers spend a lot of time studying the way people work. Use this knowledge to your advantage. Although a well-designed chair may cost more, there are hundreds of hours of research that go into its design. Everything from seat foam to movement mechanisms are crafted to be universally appealing. This comes in handy when accommodating hundreds of users with a single chair model.

• Just because a chair has five levers doesn’t mean it is a good fit. A chair should have several one-time adjustments to fit people of different sizes, but those adjustments should be positioned out of the way for everyday use. After initial adjustment, a chair shouldn’t require levers and knobs to facilitate natural movement.

• Ask questions about a chair’s construction. Too many chairs look perfect on the showroom floor but degrade quickly. A common seating ailment is seat foam that flattens and loses support after a year or two. Lifetime warranties can be deceiving. Many ergonomic chairs carry lifetime guarantees but break down anyway. A realistic lifetime for office seating is 10 years.

• Pay close attention to the way a chair moves. A good chair should move naturally with the body with minimal effort. Take the time to adjust each chair to the user during the decision-making process.

building interiors

The Impact of Art in a Building

By Lynn Chambers Art can often be an asset for buildings, benefiting both visitors and tenants. Carefully chosen artwork can boost occupancy, improve sales and increase productivity by exuding feelings of comfort, authority and motivation.

Art Benefits Visitors Art in the workplace shows a building owner’s interest in improving the quality of life in and out of a facility.

Well-chosen artwork displayed in reception areas, waiting rooms and meeting rooms can put visitors at ease and build customer and community relations that lead to networking opportunities.

Most visitors see the reception area first. Well-positioned artwork can become a talking point and help promote a building, especially if companies display images of their work or products. Photography is a creative medium for producing an office’s original artwork. Products and project images can be photographed and displayed artistically and professionally to create a fresh look and add interest to the space. Investing in corporate art reflects the success of the company and suggests a forward thinking and dynamic ethos.

The color of artwork used in the office is important to consider because different shades and tints will have certain effects on individuals’ moods. For instance, power colors such as navy, grays and reds dictate authority and confidence.

Yellow produces excitement.

Greens have a soothing and comforting effect. Pinks, purples and blues are calming and hospitable.

• 84 percent agreed art increases productivity and creativity • 67 percent agreed art boosts morale • 73 percent wanted more art in their workplace, claiming it helps make them feel more motivated and inspired “The direction in today’s office interiors is to create an atmosphere that encourages communication among the entire staff by breaking away from the traditional, hierarchical office configura-

tions,” says Terry M. Tellez, ASID, of Design Awareness Inc. Studies show that art in the workplace encourages discussion and expression of opinions.

One law firm even found that art created an atmosphere of humanity and creativity for its lawyers, staff and clients.

Many employees work on computer screens for long periods of time. Health and safety initiatives recommend people take a break from staring at their screen.

Artwork can provide a well-needed distraction.

“The truly artful interior is compelling and provocative and transforms visual silence into a symphony of texture, color and light,” says Robert L. Stuffing, a designer, builder and developer.

This compelling nature of art personalizes different areas of the workplace and should never be underestimated. All employees are unique. Displaying unique art pieces is another way of highlighting individuality and emphasizes that the company treats each of its staff members as individuals.

Lynn Chambers is an art consultant with Alpine Art Inc. She can be contacted at 801.355.1155. UF

Art Benefits Tenants and Employees “Businesses that invest in art in the workplace are seeing returns on their investments,” according to Glen Howard, president of Strategic Philanthropy Advisors and board member of Americans for the Arts.

In 2003, the Business Committee for the Arts and the International Association for Professional Art Advisors announced the results of a survey of more than 800 individuals working in 32 companies possessing artwork in the office. The responses revealed that art in the workplace is a valuable business asset.

• 78 percent of employees agreed art helps reduce stress UTAH FACILITIES JAN/FEB 2012 I 31

green

High-Performance Partnerships for High-Performance Buildings

By Phillip Saieg and Tom Prugh

N

obody builds an office building alone, but some approaches – including the traditional approach – are lonelier than others.

Three people are included in the beginning of most major construction or renovation projects , these include an owner or investor with a vision and two hired guns, an architect to turn the vision into blueprints and a general contractor to turn the blueprints into bricks and sticks. In this model of project delivery, called design/bid/build, the relationship isn’t quite triangular, as that implies ongoing three-way communication and a kind of equality. In many cases, once the owner buys the plans, the architect is pretty much out of the picture. The owner and the contractor must make the project work. This arrangement gives the owner all of the responsibility, some of the control and most of the risk.

That’s a recipe for a lot of pressure.

There can be cost overruns due to errors and omissions and buildings that may work reasonably well but often are not nearly as good as they could be.

Some owners wouldn’t have it any other way. However, they may be unaware that in recent years an alternative has emerged. In the 1990s, in response to cost overruns, declining productivity and a growing desire for higher performing buildings, a new way of tackling the challenges of major construction projects called design/build was developed. This approach relies heavily on collaboration among several types of specialists to achieve synergies in design, innovation, construction and operation of buildings that are usually beyond the reach of the traditional design/bid/build approach.

A design/build team might consist 32 I UTAH FACILITIES JAN/FEB 2012

of eight or nine different people or even firms, each with its own area of expertise. For instance, early in the process the owner might assemble (or contract with a D/B firm to supply) the following experts: • architect • contractor • energy modeler • MEP engineer • energy services expert • measurement and verification expert • commissioning agent • building engineer If the building is historic, add a historic preservation consultant to the list. And if the owner is committed to a truly high-performance building, then also add a greenhouse gas emissions expert and possibly a photovoltaic systems expert. To coordinate this Babel of voices and viewpoints – to be the champion for the very idea of the high-performance, sustainable building – hire a really good green building expert.

This may look like a crowd, at least compared with the (deceptive) simplicity of the design/bid/build trio of owner, architect and contractor, but it’s not as complicated as it looks.

Good D/B firms either have all of these experts in-house or they routinely collaborate with other firms with specialist expertise to complement their own. An owner would not select a team at random out of the phone book any more than he or she might select an architect that way.

The selection process would likely involve requests for qualifications, careful in-depth interviews and (in a two-stage selection) actual design proposals.

This can be time-consuming, admittedly. What does the owner get for his or her pains? Because the selection process is like a thoughtful, unhurried courtship, when it’s over the

owner gets a collaborative partner. The partner has worked hard to understand the owner’s vision, is willing to share the risks, has shown the capability and experience necessary for a great building and has creative, out-of-the-box ideas about how to meet or exceed performance expectations within the prescribed budget.

Though the costs will be distributed differently over time than with traditional design/bid/build, the cost is not necessarily more. Up-front (especially soft) costs will be higher (all those meetings, for instance).

Costs during the project-build phase will likely be higher than with a conventional project because the product is more sophisticated. When the last brick is laid and the commissioning finished, the proud owner of a high-performance building will likely enjoy perpetually lower operating costs and higher revenues that more than compensate for the extra trouble at the outset.

The traditional design/bid/build paradigm often works well enough, and many people who have been in the business for a long time are comfortable with it and will continue to use it. But D/B is well established by now. The Design-Build Institute of America was launched in 1992. D/B is seeing wider adoption as more and more design and construction professionals, not to mention owners and investors interested in getting the most long-term value for their money, come to appreciate its advantages.

Phillip Saieg is the director of the Alliance Center, a multi-tenant nonprofit center with two LEED certifications that is owned and operated by the Alliance for Sustainable Colorado.

Tom Prugh is the Alliance’s senior researcher. UF

UTAH FACILITIES JAN/FEB 2012 I 33

flooring

Keeping the Largest Air Filter in a Building Clean

By Ron Moore

C

arpet is a significant investment, both in monetary terms and overall facility image. A consistent carpet maintenance program is crucial to maintaining appearance and in extending the life of the carpet.

More than that, it is critical in providing and maintaining a healthy indoor environment.

Indoor air can be more polluted than outdoor air, according to the EPA. Carpets capture and retain allergens that can trigger asthma and other respiratory problems. Unhealthy building conditions cause billions of dollars per year in employee absenteeism, medical costs, reduced productivity and lower earnings. You wouldn’t operate your HVAC systems with dirty filters. Those filters pale in comparison to the size and filtering effect of the carpet in a building.

Carpet acts as a filter that collects pollutants and contaminants. So, how do you keep this filter clean?

Prevention The first step in any carpet maintenance program is prevention, and it begins with proper matting.

With a coarse scraper mat outside, a high quality commercial indoor scraper in the vestibule and an absorbent walkoff mat inside the building, much of the dirt that comes in on people’s feet will never make it as far as the carpet.

Spotting The second step in carpet maintenance is carpet spotting. This includes daily inspection for new spills and tracked in dirt. Spots should be taken care of immediately so they don’t turn into stains. There’s a right way and wrong way to do everything, and carpet spotting is no exception. Know what you are doing or you could ruin your carpet.

34 I UTAH FACILITIES JAN/FEB 2012

Vacuuming Regular vacuuming, the third step, removes soils and other contaminants before they are ground into the carpet and cause permanent damage in the form of further spotting or staining.

Vacuum the high traffic areas daily.

Other areas can be vacuumed less often, but don’t forget edges, corners and under desks and tables. Use a vacuum that meets Carpet and Rug Institute’s Green Label guidelines (i.e.

HEPA or similar filter systems).

Otherwise, you’ll be putting the dirt and dust that has been taken out of the carpet back into the air.

Perform regular maintenance on vacuums to keep them operating properly. Be sure the bag is changed before it is three quarters full. Backpack vacuums are popular because of their efficient filtration systems. Beater bar vacuums, or those with rotating brushes, are especially good for the first 50 feet into the building because the agitation of the brush loosens the soils and keeps the dirt from imbedding into the pad.

Clean As the fourth step, clean the carpet using one of a few methods: The bonnet method uses a rotary pad, much like a floor buffer, to clean the top of the fibers only, leaving the deeper soils undisturbed. The carpet will look better for a while, but eventually the deep soils will wick up, or come to the surface, and look dirty again. The advantage is the bonnet method is the minimal dry time. The pile of the carpet is not lifted by this method of cleaning. In fact, over time, the bonnet method will damage the carpet fiber.

Micro fiber rollers are better at capturing deep soils but still leave a lot behind. Dry time is an advantage, even

though slightly longer than bonneting.

Again, there is no positive effect on the carpet pile.

Encapsulation gets most of the deep dirt, causes the pile to stand up, uses little water and has a short dry time.

The EPA recognizes the effect of regular carpet cleaning on indoor air and suggests regularly scheduled hot water extraction cleaning for total contaminant and soil removal. This method is by far the most effective at removing deeply imbedded soils and lifting the pile. However, dry times are longer than the other cleaning methods. Proper scheduling is recommended when the building is not to be occupied such as weekends and holidays. Because commercial carpets usually consist of a tighter, shorter pile, airflow through the carpet can prolong the dry time. If your contractor uses an adequate number of air fans in the drying process, this problem is solved.

As with any maintenance program, consult with the carpet manufacturer for appropriate maintenance protocol to comply with the warranty. Carpet is made from different fibers such as nylon, olefin or even wool. Some fiber types require special care when cleaning.

Developing a good plan and executing that plan with commitment will protect the investment of carpet.

Keeping the filters clean in your building, including the filter we call carpet, will go a long way to creating and maintaining a healthy indoor working environment.

Ron Moore is president of RBM Building Services.

He can be reached at 801.373.2424. UF

life safety

Sound Anchors Save Lives

By Bob Zeolla

N

umerous OSHA regulations and ANSI and ASTM standards require operators of suspended equipment, such as swing stages and rope access, to attach their primary working lines and backup safety lines to independent, sound anchorage points. However, many buildings do not have anchorage points that could be certified as sound.

Temporary or portable rigging can be used, but OSHA requires this rigging to be tied back to sound anchors, and safety lines are required to be attached to anchors independent of portable rigging devices. Often times, workers are forced to tie their lines to random objects on the roof of a building with the hopes they will support them if needed. This dangerous practice has been the cause of many accidents, fatalities and lawsuits over the last few decades.

In accordance with many standards and regulations, an anchor used for supporting workers is required to have a working load of 1,250 pounds and a maximum 4 to 1 safety factor, or 5,000 pounds. The only way to accomplish this at a typical building is to tie into the structure itself. In most cases,

workers using suspended equipment are not able to do this.

In 2006, one window washer was killed and another seriously injured at a Boston building that had a certified anchor system. The workers were not using them, but their lawyers felt the owner of the building wasn’t doing enough to prevent the accident. The judge dismissed the building owner from the multi-million dollar lawsuit for the simple reason that they did provide a safe place to work for the window washers. The relatively small investment by the building owner for a certified anchor system saved them millions. Had the system been used properly by the window washers, lives would have been saved as well.

Anchors should be designed, engineered, manufactured and permanently installed at certifiable anchor points to be used for suspended access equipment and fall protection.

A system layout and anchor design criteria should both be approved by a professional engineer licensed in the state where the project is located. The installation can be coordinated and done after hours to not disturb tenants.

Upon completion, the building owner should receive drawings showing the equipment location and use requirements. These drawings are stamped by the structural engineer on the project and constitute the roof anchor certification. According to current industry safety standards, this certification is valid for 10 years.

Annual inspections of the anchors are required.

The benefits of a certified roof anchor system for suspended building access equipment are immeasurable. A permanent system eliminates any guesswork by contractors and provides the building owner with liability protection. Ultimately, it saves lives.

American Anchor Corporate Offices are located in Foxboro, Mass., with regional offices in Salt Lake City, Utah, Chicago, Ill., Englishtown, N.J., Houston, Texas, Phoenix, Ariz., and Washington, DC. American Anchor CEO Bob Zeolla is a winter resident of Eden, Utah. Visit www.american-anchor.com for more information. UF

UTAH FACILITIES JAN/FEB 2012 I 35

Mold Remediation Protocols Should Not be Ignored

By Mac Urie

M

old may appear insignificant at first glance, but it can be extremely costly if not addressed properly and in a legally defensible manner. Mold litigation has become a cottage industry among attorneys since the late 1990s, and it is something facilities managers should not discount under any circumstances.

Specific protocols must be followed when addressing mold spores to protect the property owner, occupant and the company itself. These protocols were established by the leading restoration industry organization, Institute of Inspection, Cleaning and Restoration Certification (IIRCR) and have since been adopted by most major insurance carriers. Additionally, these specific standards of remediation are used by many attorneys when evaluating whether mold situations have been properly addressed.

One facility attempted numerous short cuts in dealing with a mold problem. The initial remediation was done incorrectly (by the internal staff of the building) and ended up costing the property tens of thousands of dollars to correct. As expensive as that

36 I UTAH FACILITIES JAN/FEB 2012

was, it was nothing in comparison to the millions of dollars the property could have lost had an attorney become involved on behalf of the occupants and/or the employees.

As is common in many structures, this facility had experienced numerous water losses during the years. Failing to appreciate the potential long-term liability, management never addressed the water or the mold. Water stains were visible on many ceiling tiles – a sign that there is a greater problem hidden deeper within the structure.

Attempting to minimize costs, management had their internal maintenance crew tear out the dry wall which, because they were not trained in detecting and remediating mold, immediately exacerbated the problem (and the liability). What had begun as a simple structural issue immediately had the potential to become a health claim from employees, visitors and occupants of the building. The mold spores were visible to the naked eye, but instead of stopping work immediately and calling in a remediation specialist (a necessity in this situation) the crew began bagging the affected drywall, assuming this

would eliminate the mold issue.

Mold, unfortunately, does not disappear simply because the affected surface is removed. Mold spores become airborne the instant they are disturbed and can quickly travel throughout a structure and enter the lungs of anyone in the affected area. A small initial situation, in other words, can quickly become a large problem.

Because mold spores can become airborne, and since mold remediation protocols were not followed in this case, the spores quickly entered the air handling system and cross contaminated the entire facility.

Shortly after the demolition, numerous employees began complaining about breathing problems and skin and eye irritations. One employee had a compromised immune system which intensified the liability of the situation. Ownership was extremely fortunate because employees were understanding and opted for a few paid days off (as well as coverage of medical expenses) rather than involving the legal system.

In retrospect, the facility should have immediately called a certified remediation specialist the instant mold

disaster recovery was discovered. Following protocol, a restoration firm would have brought in an industrial hygienist to conduct testing and to establish remediation protocols that would have protected all parties concerned from both health and legal contamination.

While a facilities manager is not required to determine whether mold spores are or are not dangerous, they can be held legally liable for damages should established mold remediation protocols be ignored. As in other situations, ignorance of the law is not a valid defense.

Mold issues are a thriving cottage industry among the legal profession.

When in doubt, check it out. Saving a few dollars today could lead to a litigant winning a tremendous amount later.

Mac Urie works for Delta Disaster Services of Southern Utah. He can be reached at 866.746.0638. UF

UTAH FACILITIES JAN/FEB 2012 I 37

software

Public Works Department Utilizes Asset Management for Buildings

By Lindsay Ferguson

I

n the late 1990s, one public works order within the software to replace the refer back to that particular asset and bulb, whereupon someone from the view its history and details, such as department had an asset and work city’s maintenance crew will be notified when it was last repaired and issues it maintenance management system and issued a work order. The work has had. that wasn’t producing the results they order, which resides in the GIS feature Having this data at the staff ’s needed. Work orders were in paper database, is directly linked to the asset fingertips has provided substantial form and typed out by secretaries. Data with its exact location pinpointed by return on investment (ROI) to the city, entry was cumbersome and presented the GIS. Seamlessly interwoven with including time savings, more efficient challenges for users deriving results the system, the GIS not only displays a workflow and a relief of tasks from their input. The city soon realized clear graphical location of the asset, but previously performed by managers. they needed to find a system that fit illustrates its characteristics, work The city is experiencing many their needs and would bring their history and relationship to other successes as a result of the new system. technology into the new century. connected and related assets. As the The annual physical inventory of the Over the next few years and through work is performed, details are recorded storeroom has greatly improved since an open RFP process, the city reports are easily discovered Cityworks, a generated. InforGIS-centric asset and Having this data at the staff’s fingertips mation from these work management reports is provided software program for has provided substantial return on to the adminiinfrastructure and landinvestment (ROI) to the city, including stration, enabling based location activities. In them to create their June 2004, the city began time savings, more efficient workflow own inventory implementing the program and a relief of tasks previously sheets and to work in their public works performed by managers... more independently department. with inventory data.

Through the summer of In addition, end of 2004, the city expanded and attached to the asset.

The work fiscal year processing has been the use of the software into buildings order is then closed and saved within enhanced, resulting in smoother and facilities maintained by the public the program, adding to the asset’s transitions into the new fiscal year. works department. The department maintenance history.

Before the new software, the city relied adopted the change in workflow Preventative maintenance can also solely on the division administrator to processes and worked to create checks be scheduled in the system. The generate mainframe reports. Now, the and balances for their staff ’s service HVAC filters are replaced on a regular task of generating specific reports to requests and work orders, achieving schedule, a task that is carried out by review performance is dispersed among enhanced responsiveness and closure field crews as described in the work employees, saving management valuable for building and facilities activities. order and tracked within the software. time.

The software is utilized for a wide On the other hand, if an HVAC unit range of maintenance tasks, including unexpectedly needs a repair, staff enters Lindsay Ferguson provides public roof repairs and routine vacuuming. the issue in the system as a reactive relations and marketing for Cityworks, Work is monitored and administered work order. In some cases, the agency which offers innovative GIS-centric via the program and carried out by way may elect to dispatch the work order to enterprise management solutions. of reactive, preventative, scheduled and a pre-approved contractor to repair.

Lindsay can be reached at cyclical work orders.

Staff will record related details.

With lferguson@cityworks.com or When a light bulb is out within a the simple click of a button, they can 801.897.8177. UF city-owned facility, staff enter a work

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38 I UTAH FACILITIES JAN/FEB 2012

UTAH FACILITIES JAN/FEB 2012 I 39

Photos by Dana Sohm

RETAIL

NEIGHBORS

Utah-based Businesses Take Special Care to Connect with Emigration Neighborhood

By Brian Short

I

n a society where big box stores can be found on almost every corner, small neighborhood markets can be a breath of fresh air for shoppers looking for something a little more unique. Neighborhood markets, located within the hearts of established neighborhoods, offer residents the opportunity to dine and shop within walking distance of their own front doors. However, it isn’t just “location, location, location” that contributes to the success of neighborhood businesses; careful and strategic planning beforehand are both necessary in order to thrive.

The Emigration business district on the corner of 1700 East and 1300 South in Salt Lake City is a a unique retail center located right in the heart of a well-established neighborhood. The existing businesses have become an integral part of residents who call this corner and its surrounding area home.

The area contains two restaurants, Eggs in the City and Sea Salt, the Jolley 40 I UTAH FACILITIES JAN/FEB 2012

Pharmacy Building, which includes Jolley’s Pharmacy and other businesses, and the newest addition, Harmons Emigration Market.

Recently opened in September 2011, Harmons took special steps to make sure that Emigration Market would integrate seamlessly into the existing neighborhood and provide the perfect mix of goods and services for the local residents.

“We actually knocked on neighborhood doors, had conversations with residents about what we had in mind and asked for their input,” said Bob Harmon, vice president and coowner of Harmons. “We attended community meetings to ask questions and listen to their concerns.”

To carry on the tradition of the original market, Harmons committed to keeping as much of the original structure and style as possible but also added some new touches to help the market become even more

accommodating to the neighborhood.

“We updated the exterior look and feel to match the unique area, adding additional trees and landscaping,” said Harmon. “It was very important to the locals to keep the original marquee sign and Emigration Market namesake, so we followed their wishes. We also respected the neighborhood’s focus on being a walkable, pet-loving community and added pet parking and a pet drinking fountain.”

Through the process, the grocer found it important to recognize that this would not just be a business, but an actual part of the community, and they would need to reflect that in their business practices.

“We were respectful, knowing that we were moving into their neighborhood and that they would have high expectations of quality and service,” added Harmon. “We established how we would give back to the community through support and

donations, and we communicate that we were open and flexible to new products and services.”

With existing locations measuring an average of 68,000 square-feet, and the Emigration Market building being only 10,000 square feet, Harmons wanted to fit the full-service store shopping experience into this smallfootprint store.

“We traveled the country and visited other great small-footprint grocery stores and found different fixtures and equipment that made it possible to provide an amazing amount of variety throughout the market,” said Harmon.

“And, we dedicated a large amount of available space to high-quality fresh foods in our delicatessen, bakery, dairy, meats and produce departments. The customers shop much more frequently and purchase smaller amounts per visit, so this format works well for that.”

Harmons also found that staffing and running the store in a neighborhood market would be quite different from its other locations.

“We’ve had to get used to not having the retail and display space that the bigger stores have,” said Store Director Rae Tafoya, 34-year Harmons’ veteran.

“Because of this we have had to rethink how to get the most out of the space we have. We think and measure in inches instead of feet.

“Also, deliveries had to be well thought out so we weren’t getting them all at the same time due to the small size of the parking lot and the receiving area,” added Tafoya. “Our aisles are only wide enough for two small carts, and our shelves hold one facing of each product. This has forced us to be very organized. With little to no backroom space, we work truck-to-shelf in all of our departments.”

Shortly after opening, employees at the location began to realize a difference in the customer base.

“The customers are great and really care about us. There’s a different feel here. We’re part of their neighborhood, and customers treat us like we are one of the neighbors,” said Tafoya. “The neighbors are very interested in our success; I have never felt so welcomed by customers.”

Similar experiences have been found at other business in the area. The Jolley Building includes offices, Oleen’s Body and Hair, The School of Dance and Jolley’s Pharmacy.

“Being in the neighborhood is our whole niche,” said Bryce Jolley, owner of the building since 1990. “We are here to take care of the neighborhood and constantly try to adapt to what the neighborhood needs and wants.”

According to Jolley, their location brings many benefits and few drawbacks.

“We get to know the customers and neighbors,” said Jolley. “We are involved in their lives and we support the local schools, churches and organizations.

People that don’t live in the neighborhood don’t appreciate the asset, they tend to go the big box route and forget there is a better way of doing things.”

Heather Santi, owner of Eggs in the City since its opening in 2004, brought up a few of the drawbacks.

“There are constant battles with parking issues in the area, the

community wants you there but doesn’t always want the issues that go with it,” she said. “Also, noise is an issue, extra cars in the area sometimes cause struggles with the impact on the nearby homes.”

However, Santi has tried to not let this affect her business too much. With any complaints she receives she immediately does whatever she can to fix it. Regardless of the challenges of the location, Santi has found success in the neighborhood.

“As a business owner, I feel more involved with my community, and I can give back easier,” stated Santi.

“Customers that live right in the neighborhood can walk or ride their bikes or send their kids down to eat.”

Operating a retail space within a residential area comes with challenges, but it allows businesses to integrate into the community around them. Taking the time to make sure the business is meeting the needs of community members and shaping business practices to match those needs can be the difference between failure and success.

Brian Short is a Harmons marketing associate. For more information visit www.harmonsgrocery.com, Harmons Grocery Stores on Facebook and @Harmons Grocery on Twitter. UF

UTAH FACILITIES JAN/FEB 2012 I 41

fire safety

Fire Sprinkler Obstruction Inspections Corrosion Build-Up Can Plug Fire Sprinkler Heads, Impede Water Flow

By Josh Elder

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or buildings with fire sprinklers, fire sprinkler contractors are recommending an additional inspection. This new inspection meets the requirements of NFPA 25 Ch. 14, which addresses obstruction investigation. The new Utah State Code that was adopted to enforce NFPA 25 Ch. 14 is located in R710005, found on the Utah Public Safety website. The requirement for the fiveyear obstruction investigation has been in the NFPA 25 code for some time.

The State of Utah found it important to add the additional requirement of a special sticker on the fire sprinkler systems once these inspections have been conducted and enforce it as a redtag and reportable deficiency if it is not completed.

Building owners and property managers may be confused and even skeptical of the requirement. The reason boils down to corrosion issues.

Over time, the steel pipe in most fire sprinkler systems are prone to normal corrosion, leading to build-up on the inside of the piping, making the diameters of the pipes smaller and changing the ultimate hydraulic dynamic of the system. The corrosion build-up can migrate into the fire sprinkler drops and heads and can plug fire sprinkler heads, impeding water

flow in the event of a fire. Other mechanical failures can be attributed to obstructions caused by corrosion such as premature valve failure, leaks and water flow failure.

Microbiologically Influenced Corrosion Abnormal corrosion caused by MIC (Microbiologically Influenced Corrosion) is also a concern. To some building owners and property managers, this can sound like a fire sprinkler contractor is selling some type of snake oil, but in reality, MIC can be a huge problem for a building owner, manager and occupant. The corrosion is advanced by micro-organisms that colonize in the piping, eat the piping from the inside and leave behind deposits that will obstruct water flow.

Most of the time, MIC can be identified by frequent and sudden leaks in a fire sprinkler system. The leaks may be fairly new with smelly and discolored water. The inside of the pipe will show evidence of MIC deposits.

MIC not only causes significant liability by inhibiting proper water flow in the fire sprinkler system, but it can also destroy a fire sprinkler system from the inside out. The good news is that it can be treated and controlled, or even stopped, with special chemicals

A dry fire sprinkler valve that was completely full of MIC deposits.

42 I UTAH FACILITIES JAN/FEB 2012

designed to inhibit the organism. A professional needs to conduct the obstruction investigation by checking for obstructions and other evidence of MIC. If evidence of MIC is found, other simple chemical tests can be conducted at a reasonable cost to validate the evidence.Then a repair plan can be formulated. The cost of testing is far less than the potential repair costs.

Ice Block Inspection The code also requires an ice block inspection be conducted on systems that feed cold areas. The point where the piping passes from a warm area to a cold area must be carefully inspected.

Ice commonly forms on the inside of the piping where condensation can build up due to the temperature differential between the warm and cold areas. An ice block can impede water flow in the main or even completely block the water from reaching the sprinkler heads in the event of a fire.

Sometimes it is necessary to install a tee or other access point to readily perform this annually required ice block inspection.

Josh Elder is R/S/I manager for Firetrol Protection Systems, Inc in Salt Lake City.

He can be contacted at 801.478.3002. UF

A photo of the same valve once the deposits have been removed. This is the way the valve should look.

UTAH FACILITIES JAN/FEB 2012 I 43

Energy Dashboards’ Attractive New Face Engineering Firm Focuses on Client-Centric Facility Services

By Sim Gurewitz

A

s a demonstration of Spectrum Engineer’s own high-tech, cutting-edge capability, the decision was made to seek LEED Platinum CI Certification for the company’s Salt Lake City headquarters.

To that end, Spectrum installed a network of BACnet-compatible electric submeters at various monitoring points throughout the facility.

In operation for more than a year now, raw energy data from the meters and other inputs are displayed to any interested party by means of an attractive dashboard display of 36 building management system (BMS) parameters on a large flat-screen monitor in the front lobby. In that way, everyone in the organization can monitor the facility’s energy profile while becoming an equal stakeholder in the energy conservation process.

Submeters Facilitate BMS Performance The level of profiling needed by

44 I UTAH FACILITIES JAN/FEB 2012

high-volume energy consumers like Spectrum is simply unobtainable using the standard utility meter found at the main electrical service entrance. That’s why growing numbers of facilities are using submeters to help identify opportunities to save thousands of dollars in reduced energy costs through any or all of the following:

Typical Meter Dashboards Include:

• Usage analysis and peak demand identification;

• Automobile-style gauges showing how power, fuel and energy budgets are being consumed on a real-time basis

• Time-of-use metering of electricity, gas, water, steam, BTUs and other energy sources;

• 24-hour load profiles for power, chilled water, steam or other building systems

• Cost allocation for tenant billing; • Measurement, verification and benchmarking for energy initiatives, including LEED Energy and Atmosphere (EA) and Water Efficiency (WE) credits; • Load comparisons; • Threshold alarming and notification; • Multi-site load aggregation and realtime historical monitoring of energy consumption patterns for negotiating lower energy rates, and more.

• Historical comparisons of current usage versus previous time periods under similar conditions (time, day of week, temperature) • Automated carbon foot-print calculations • Tenant- or consumer-level information about energy use and efficiency efforts

power metering Measurement and Verification Since they may be installed virtually anywhere, submeters are ideal for monitoring individual items of equipment or circuits of interest. For example, individual submeters can be installed at the point of load to monitor chillers, HVAC, air handlers, pumps and so forth. Diagnostic functions include the ability to identify equipment that may be close to failure, as indicated by a larger than normal current draw with no corresponding productivity output.

One way includes utilizing projectrelated savings, identified by metering, to underwrite energy improvements on a pay-as-you-go basis. The cost savings realized from reducing operational inefficiencies, for example, can then be applied to other areas, including deferred maintenance or installing other energy-saving equipment or services.

Sim Gurewitz, E-Mon’s western regional manager, is a Certified Energy Manager (CEM) with more than 20 years of experience in the built environment. Contact him at sgurewitz@emon.com. UF

Early identification of a potential problem allows facility engineers to schedule preventative maintenance before a costly failure occurs. To the bigger picture, operational inefficiencies may thus be identified to reveal, for example, if two or more large loads are coming on at the same time, causing demand spikes that can result in substantial utility rate penalties.

Meter Dashboards for BMS Energy Data Presentment The flip side of the energy monitoring coin is data presentment.

Internet-based meter dashboards allow users to automatically integrate their distributed metering infrastructure into real-time meter dashboards via open-architecture Modbus IPcompatible LAN/WANs. Dashboards are available for single-facility as well as multi-facility campus-type applications to provide real-time and historical presentment of electricity, gas, water, steam, BTU and other metered parameters.

Bottom Line Considerations As today’s facilities face evertightening operational challenges, new technologies and strategies will be needed to keep pace with rising costs while, at the same time, maintaining or improving service quality levels.

UTAH FACILITIES JAN/FEB 2012 I 45

ADVERTISER INDEX American Anchor www.american-anchor.com ................................47

JAN-PRO www.jan-pro-utah.com ..................................................44

BELFOR www.belfor.com ..............................................................48

HVACMaintenanceProducts.com ..................................................16

BIG-D www.big-d.com ....................................................................2

Layton www.laytonconstruction.com ................................................21

BOMA www.bomautah.org ............................................................33

Mountain West Small Business Finance www.mwsbf.com ............39

CSS www.css-clean.com....................................................................43

MSS www.mss84.com ......................................................................43

Dana Sohm www.sohmphoto.com ....................................................37

Pro Touch www.myprotouch.com......................................................21

Dunn Associates, Inc. www.dunn-se.com ........................................29

Securitas www.securitasinc.com ........................................................45

Dynamond Cleaning www.dbmcompany.com ................................36

Sprague www.spraguepest.com..........................................................37

IFMA www.ifmautah.org ................................................................46

Staker-Parson www.stakerparson.com ................................................4

IREM www.iremchapter33.org ..........................................................7

Utah Disaster Kleenup www.utdk.com..............................................3

Jacketta Sweeping www.jackettasweeping.com ................................17

Western Interior Services www.westerninterior.com........................17

46 I UTAH FACILITIES JAN/FEB 2012

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

48 I UTAH FACILITIES JAN/FEB 2012