Utah Facilities May 2011 by Jengo Media

SPECIAL EDITION: Best Practices in Green Buildings

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4 I UTAH BUILDINGS FALL 2010

MAY 2011

DEPARTMENTS

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Recycling Effective recycling program relies on communication, education

Commercial Cleaning Green cleaning techniques

Industrial Facilities Members of SIOR help owners go green

Real Estate Law Protect your green innovation

Plumbing The new green is blue

HVAC HVAC systems get smart, save money

Social Responsibility

Adaptive Reuse

Our impact on the planet

FEATURES

Construction Building a Green Future Plan

Snow and Ice Management Radiant heating alternative to salt

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Recreation Facilities

Property Manager

Swimming in sustainability

Education Facilities Westminster goes green

Entertainment Facilities Energy saving solutions in an arena

Sustainability practices impact environment and bottom line

On the cover: J.L. Sorenson Recreation Center in Herriman. Photo taken by Paul Richer of Richer Images, courtesy of EDA Architects.

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PUBLISHER’S LETTER In the United States, buildings consume about 40 percent of the nation’s energy, 25 percent of timber harvest, and 16 percent of fresh water. Those numbers are not sustainable. But there are more reasons to pursue sustainability than just social responsibility. Green buildings lower operating costs while increasing lease rates and property values and boosting occupancy rates. Green features are also increasingly entering into tenants' decisions about leasing space and into buyers' decisions about purchasing properties. Sustainability in facilities involves several issues, including energy efficiency, resource conservation, indoor air quality and water use. The United States Green Building Council (USGBC) is a nonprofit organization that is spearheading the efforts to standardize the green building industry. Among the USGBC initiatives Leadership in Energy and Environmental Design. LEED is a rating system that provides standardization and independent oversight to claims of environmental performance for buildings. In this issue of Utah Facilities, you will read about a variety of buildings that have taken steps toward sustainability. Several are LEED certified or are in the process of earning certification. In addition to construction, we are highlighting best practices in sustainable facility operations. The operation of a building is critical to sustainability because the recurring cost for operations and maintenance can often exceed the construction cost during a building's life cycle. There are other programs that facility owners and managers can participate in. The Building Owners and Managers Association has the BOMA 360 Performance Program (see page 40) which benchmarks a building’s performance against industry standards. It evaluates all major areas of a property’s operations and management practices including sustainability. Another program, Energy Star, is administered by the EPA and the Department of Energy and helps in measuring current energy performance, setting goals, tracking savings, and rewarding improvements. Environmentally sustainable practices conserve natural resources, improve the health of tenants and ensure the long-term financial performance of property owners and managers.

CONTACT Publisher Travis Barrington travis@jengomedia.com

Managing Editor Kelly Lux kelly@jengomedia.com

Advertising Thomas Farwell tommy@jengomedia.com

Editorial Assistant Brooklyn Ashy

Art Director Doug Conboy

Contributing Photographer Dana Sohm

Contributing Writers Don Aslett Ashley Briggs Steven J. Clark Ibi Guevara Tony Hendrickson Marco Ireland Michael Jeppesen Ron J. Moore Victor Pollak

Ellen Parrish Micheal Raddon Jill Rasmussen Tracy Stanger Rich Thorn Artemis Vamianakis Ivan Weber James Webster

Utah Facilities Publisher Utah Facilities

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

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By Kelly Lux

uilding a 4,700 square-foot natatorium in a 107,000 square-foot recreation center to Leadership in Energy and Environmental Design (LEED) New Construction Platinum standards requires a unique design and an unparalleled approach to sustainability. As one of the first facilities of its kind to strive for Platinum Certification, the J.L. Sorenson Recreation Center in Herriman opened its doors March 18 boasting 40 percent less energy consumption and 30 percent less water use than a typical recreation center. “Buildings of this type, natatoriums and recreation centers of this size, are difficult to get LEED Platinum,” said Burke Cartwright, executive officer of EDA Architects. “This is no small feat.” Planning in Green An eco-charrette, also known as a kick-off meeting, was held by Salt Lake County and EDA Architects to generate and target sustainability goals for the recreation center, which will serve residents of Herriman, Bluffdale and Riverton. By carefully applying LEED New Construction standards, the team designed a 107,000 square-foot, $21 million center that has the capability of attaining Platinum Certification, according to Cartwright. “We pay for the building once. But we have to pay for the

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staff, energy, power and water for the next 50 years,” Cartwright said. “If we do the planning part right, then the staffing and operational costs in this building pale in comparison to what we will be saving in the next 50 years.” From the Ground Up Construction on the recreation center began in June 2009. Nearly two months were spent surcharging the site before the footings and the foundation were laid. During the construction, more than 95 percent of the total waste was diverted from the landfill, said Brian S. McBeth, project manager with Layton Construction. Construction materials were chosen for their recycled content, avoidance of toxic materials and lack of emissions of harmful gases over time. Nearly 75 percent of the wood used in the facility is Forest Stewardship Council certified-sustainable. All materials used in the facility are from no more than 500 miles of the site — a LEED requirement. Built along Main Street in Herriman, next to the Herriman City Library and across from the future site of the Herriman Town Center, the J.L. Sorenson Recreation Center was situated parallel to the boulevard for visual appeal. However, the building pivots due south at the natatorium to maximize solar heat gain — a key factor in achieving Platinum Certification, said Cartwright.

Design/Construction Team:

Salt Lake County, owner/manager EDA Architects, architect Stantec Engineering, civil engineer Dunn Structural Engineers, structural engineer G. Brown Design, landscape architect VBFA, mechanical engineer EELD, electrical engineer ETC Group, energy modeling Water Design, natatorium Layton Construction, contractor

Photo taken by Paul Richer of Richer Images and courtesy of EDA Architects.

Interior Visibility From a management standpoint, the recreation center was built to optimize visibility of patrons from the control area located at the entrance of the facility. Staff have a direct line of sight down the hallway that leads to the racquetball courts, into the gymnasium and the track and through the glass into the swimming pool. “There are not a lot of blind spots from a security standpoint. Not only can the staff monitor most of the building from one central point, but the patrons can see where everything is too,” Cartwright said. “That minimizes the staff needed to operate the facility.” Green Waters Maximizing the sustainable features of the natatorium, which boasts a lap and leisure pool, a water slide, a play structure, a lazy river and a water walk, were imperative to the certification of the recreation center, Cartwright said. Solar hot-water panels were installed on the roof to provide pool base load heat demand equal to at least 1.6 percent of the total building energy. The solar thermal system will supplement the pool heating system by producing approximately 525,000,000 Btu/year, reducing the demand on pool water heating equipment. Ozone and UV aid in pool water sanitation and reduce the amount of chlorine required. These regenerative

filters reduce water usage and water waste by nearly 30 percent. The ceiling of the natatorium is also lined with DuctSox, cylindrical fabric tubes used to distribute and diffuse heated, cooled and refrigerated air. Used in place of metal ducts, these fabric ducts will not rust like their metal counterparts, and since they do not absorb moisture, they will not become a source for development of bacteria and mold. Additionally, McBeth added, the DuctSox can be removed and cleaned by section as needed. Other Green Features The sustainable efforts don’t stop in the natatorium. Similar concepts have been applied throughout the entire center. Daylighting is used in the entire facility, with large expanses of glazing found in the lobby, the daycare, the exercise and dance rooms, the racquetball courts, along the track and in the gymnasium.The 16,000 square-foot gym can, at times, be fully lit by the skylights that line the ceiling, eliminating the use of artificial light on sunny days. The daylight sensors automatically turn the lights off on sunny days. Every area of the recreation center is also equipped with motion light sensors, so when the rooms are not in use, the lights are off. “We bring the outside light to the inside of the building,” said McBeth. “Windows let light into interior spaces that

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continued from page 9 wouldn’t normally get natural light, such as the hallways.” Instead of using carpet, which wears quickly, in the entryway and walkways of the building, integral colored concrete, a longerlasting alternative to carpet that won’t lose its color over time, was used throughout the facility. The concrete is made with recycled ash, a bonus from a LEED perspective. Energy-efficient HVAC systems will save the building an estimated 13 percent of electrical and 60 percent of natural gas utilities used to heat and cool the facility. Large fans hang from

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the ceiling of the lobby, helping to circulate the air. A white thermoplastic membrane was used on the roof to reduce the heat island affect. And large roof overhangs were used on the west and south sides of the natatorium for the same reason. Not only is water conserved with the regeneration filters in the pool but the sensor faucets and low-flush/high-flush toilets in the bathrooms (complete with directions on how to flush and save water) are helping to minimize the amount of water used in the facility as well. Additionally, the landscaping is designed to conserve potable water with the use of secondary irrigation. “These green practices have not been used to this extent in

other facilities,” Cartwright said. “With these features, we could have easily obtained Gold Certification, but by working a little harder we were able to get Platinum.” They Will Come A recreation center is a representation of a community’s quality of life, said Alan Rindlisbacher, marketing director for The Layton Companies. By implementing sustainable practices in the J.L. Sorenson Recreation Center, Salt Lake County was able to build a facility that the community could get behind and feel good about. The facility will also act as a catalyst for development in the area as

developers and Utah residents see the value in the recreation center and the surrounding area. “I think other people who operate these kinds of facilities are very, very impressed with this building,” Cartwright said. “It is a very enviable building. At this stage, it is a flagship building of Salt Lake City recreation centers. It is a flagship facility from an interstate area. “It is going to be a relevant building for many, many years to come. And it may be a long time before we have the opportunity to feel this good about a project again.” UF

Photo courtesy of Layton Construction.

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Talkin’ Trash Effective Recycling Program Relies on Communication, Education By Ron Moore Let’s talk trash, green trash, that is. Green cleaning, when done properly and completely, encompasses every corner of the building, even the trash can. The concept of green cleaning is to promote the productivity and health of building occupants by improving indoor air quality and reducing exposures to harmful chemicals, allergens and contaminants. (All of the things that are found in the trash.) As we consider green cleaning for our facilities — and we definitely should consider it — let’s not forget the trash. While waste reduction and recycling activities can contribute significantly toward a more environmentally-friendly building, it is

also an especially difficult challenge for a multi-tenant building because these activities involve the cooperation of everyone in the facility. Consequently, an effective waste reduction and recycling program relies on communication and education to make building occupants aware of the need to recycle and otherwise reduce the amount of waste generated. The three R’s of green cleaning are: reduce, recycle and reuse. All three have something to do with trash. For example: • Reduce solid waste by purchasing chemical products and supplies in quantities that minimize the amount of packaging and container waste generated.

• Recycle programs in buildings send a positive message to employees and tenants and keep unnecessary items out of landfills. • Reusable materials, such as natural fiber cleaning cloths or micro-fiber, reduce the paper waste in a building. Recycling is an important pollution prevention activity to reduce burdens on the environment. As a practical matter, make certain it is clear with building occupants what recyclables are to be collected and where they are to be placed. In addition to monitoring receptacles and proper disposal of collected materials, a waste recycling program includes the placement and use of convenient recycling receptacles

Some Green Trash Tips • Green trash procedures should include a reduction in the use of plastic liners. Therefore, a frequent cleaning of waste and recycling receptacles is necessary. Wash containers with warm water and a pH neutral multi-purpose cleaner. • Empty personal recycling receptacles into blue liners, then into blue cube trucks, used specifically and only for recyclables. Remove to recycle receptacles outside the building. • Ensure the building collection meets the guidelines from the local recycling hauler and recycling facility.

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• Bio-hazard and toxic waste should be removed only by a licensed abatement vendor.

• Use low-petroleum, highdensity liners. • Food containers such as soda cans should be rinsed clean before being placed in recycling containers so as to not attract pests. • Take particular care to pull trash before weekends and holidays. • The most effective way to reduce operational waste is to reduce incoming packaging materials. This can be done by purchasing in bulk or asking vendors to use recyclable materials.

recycling for office paper, newsprint, aluminum, glass, recyclable plastic, toner cartridges, telephone books, corrugated cardboard and even some computer equipment. A recycling program requires coordinated communication and cooperation of tenants. Cleaning service providers can play a critical role in pulling these elements together as part of a comprehensive cleaning and maintenance program. No cleaning program is complete until the trash is taken out. No green cleaning program is complete until the three Râ&#x20AC;&#x2122;s of green cleaning are considered and incorporated into trash management. Ron J. Moore is president of RBM Building Services, Inc. He can be reached at 801.373.2424. UF

In special function areas, removal of trash requires special procedures and conditions such as: Breakrooms and Kitchens: Food waste should not be left longer than six hours in the receptacles. There is nothing worse than coming back to the building on Monday morning only to smell last Fridayâ&#x20AC;&#x2122;s leftover pizza, still sitting in the garbage. Childcare Facilities: Waste receptacles where diapers and baby wipes are thrown away should not be left longer than 12 hours between removals.

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hen Westminster College selected VCBO Architecture and Big-D Construction to design and build their new science center, they had already committed to pursuing a sustainable facility and set an ambitious level of LEED Gold Certification. In accordance with the college’s vision, the Meldrum Science Center would be geared toward teaching students and faculty how to be good stewards of natural resources and a functioning example of “building as a learning tool” where form mirrors function. Since many credits require advance strategic planning, identifying sustainable design targets at the project outset is critical for success. Site selection, building program and utilization, and construction activities must all be geared toward the vision from day one. Design decisions related to credits have huge budgetary and logistical impacts. For example, adding two inches of continuous insulation in the building envelope allowed Meldrum’s mechanical system to be downsized, driving savings both on energy and mechanical equipment costs. This decision would have had major implications if not planned from the start, either by reducing interior dimensions, which could mean expensive equipment may not fit in its designated space, or that the masonry exterior would have to be modified, changing the masonry coursing. continued on page 16 14 I UTAH FACILITIES MAY 2011

Electrical Contractors Crucial to LEED Projects By Ibi Guevara and Tony Hendrickson

Project Team

Big-D Construction, general contractor VCBO Architecture, architect Bsumek Mu & Associates, structural engineer Utah New Vision Construction, LLC, commissioning agent B&D Glass, Inc., glass and glazing Boman & Kemp Companies, reinforcing steel Hunt Electric, electrical ISEC Inc., lab equipment, fixtures and casework IMS Masonry, masonry J&L Contracting, Inc., gypsum board assemblies KK Mechanical, mechanical Steel Encounters, Inc., steel joists/deck Superior Roofing & Sheet Metal Inc., roofing and sheet metal Tabor Insulation, insulation/fireproofing 3 Point Construction Inc., wood flooring Utah Solar & Alternative Energy LLC, photovoltaic system Wall 2 Wall Commercial Floor Coverings, floor coverings Lundahl Ironworks Company, structural steel Jack B. Parson Companies, concrete supplier

A study published by the National Electrical Contractors Association (NECA) examined the roles and responsibilities of electrical contractors on LEED projects and found that electrical contractors have a value-added role in the construction process. The study showed three areas where electrical contractors contribute to ensure LEED credits will be achieved: site practices during construction, the products installed and commissioning. Hunt Electric, Inc., received the Best Commercial Higher Education-Private Project Award for 2010 from the Intermountain Electrical Association (IEA), Utah Chapter, for their involvement on the Westminster College Meldrum Science Center, which recently received LEED Platinum Certification. The selection committee cited the uniqueness of the project as one of the elements that contributed to this award for Hunt Electric. Some of the challenges faced by the team members and the solutions developed to meet those challenges were also listed as key elements in determining the winning project. As the electrical contractor on the Meldrum Science Center, Hunt Electricâ&#x20AC;&#x2122;s team of electricians followed the requirements of construction activity pollution prevention and recycling. Many of the products used meet green building standards such as the energy efficient equipment, lighting controls, etc. The lighting at the science center consisted of highly-efficient, fluorescent fixtures. These light fixtures are controlled by dual-technology occupancy sensors that significantly reduce overall lighting power consumption. Daylight harvesting photoelectric sensors were also installed in each science lab classroom to reduce light levels during sunny days, minimizing lighting power usage in these locations. The common areas are also controlled by a lighting control panel by LC&D. Each lighting panel, as well as the HVAC system, is monitored and controlled by the building management system (BMS). All of these elements contributed to the LEED Certification. The NECA study shows that installation of electrical products on LEED projects is more sophisticated due to the existence of extra controls and connections. The Meldrum Science Center project was no exception. Coordinating the lab equipment and tables was one of the challenges the electrical team faced. The building design included precise locations for all electrical, mechanical and plumbing connections in each lab space. Hunt Electric was able to coordinate all connections through detailed interior design drawings, equipment shop drawings and field personnel exercising attention to detail at the project site.

Ibi Guevara is vice president of business development and marketing for Hunt Electric, Inc. Tony Hendrickson is senior project manager for Hunt Electric. They can be reached at 801.975.8844. UTAH FACILITIES MAY 2011 I 15

From the inception of its design, the Meldrum Science Center was envisioned to be a learning tool to instruct the science students about sustainable building practices. At the outset of the project, it was never the goal of the project team to satisfy only LEED criteria to complete a checklist of credits, but rather a real search for the implementation of sustainable strategies that would provide learning opportunities for the students. Given the fact that science education facilities are typically notorious energy wasters, it was especially important to the college that this facility be a true model of energy efficiency, resource conservation and a clear demonstration of sustainable building practices. Examples of these practices during construction: • A specimen Sycamore tree on site that was nearing the end of its natural life was carefully taken down. The wood was sawed and re-incorporated into a conference table, building signage and science exhibits. • A photovoltaic solar array on the roof of the facility is connected to the building’s energy controls and is able to be monitored by the building’s occupants in a digital display in the atrium. The building controls also allow the various labs in the building to monitor the energy usage in each laboratory. Additionally, the electric lighting within the laboratories is tied to the amount of daylight being captured in that space, dimming (or shutting off ) the lights when there is adequate natural light in the room. • The main level flooring in the atrium is made from re-claimed lumber from four different species, varying from a dark walnut to a light maple.The wood floor in the atrium is configured into a nautilus pattern (a well-known mathematical and scientific symbol) that is repeated in various locations in the building. A story of each of the wood species is posted in the atrium. • The mechanical system in the 16 I UTAH FACILITIES MAY 2011

Green campus (noun; gren kam-p s): A higher education community that is improving energy efficiency, conserving resources and enhancing environmental quality by educating for sustainability and creating healthy living and learning environments. (CenterforGreenSchools.org) e

continued from page 14 building is a highly efficient, three-stage evaporative cooling system with heat from the laboratory fume hood exhaust being recovered from the building’s ventilation system. This mechanical system is exposed in numerous locations, and the building’s exhaust ducts from the fume hoods, wrapped in stainless steel, are on display in the middle of the atrium so students can understand how air is delivered throughout the building. • The storm water that falls on the building’s roof and on the surrounding site is collected into underground storage tanks and can be pumped out to be used as irrigation water for the low-water landscaping surrounding the building. Also, the used water from the evaporative cooling system (that is untreated) is directed to this underground storage tank for future use as irrigation at the facility. These practices and many others have combined to make this facility an experiential and hands-on learning lesson for the students to understand the value in conserving natural resources. “Even the simple act of not needing to turn on the lights for a class in this building teaches volumes about sustainable design and using our resources wisely,”said Derek Payne, design architect with VCBO Architecture. Although it was not the main purpose for incorporating sustainable strategies into the facility, the four-story, 65,000 square-foot building received LEED Platinum Certification – the first higher education building in the state of Utah to do so. The center includes 14 highperformance, integrated lab/classrooms and five dedicated research labs, as well as open space for students and faculty from different disciplines to discuss new concepts and conduct research collaboratively. The building is designed to facilitate active, experiential, interdisciplinary and collaborative learning through the use of open, flexible classroom spaces and research labs. The entire project team’s commitment

to communication, collaboration and an integrated sustainable approach resulted in exceeding the LEED Gold target and achieving LEED Platinum Certification. “Westminster’s commitment to excellence and sustainability, as well as the dedication of Big-D and total team collaboration of all parties, allowed this project to surpass its original LEED goal and achieve LEED Platinum,” said Jim Allison, Big-D principal-in-charge. “The fact that this is a laboratory building just makes this accomplishment even more phenomenal.” Ashley Briggs is the marketing and public relations manager for Big-D Construction and can be reached at 801.415.5963. Ellen Parrish is the marketing director for VCBO Architecture and can be reached at 801.575.8800. UF

LEED Credits

• Daylight sensors to control lighting • Locally sourced and environmentally sound building materials • Flooring and exhibit boxes made of reclaimed wood • 90 percent of construction waste recycled • State-of-the-art zone ventilation and filtration systems • Rooftop solar panels • Storm water/grey water cistern irrigates 100 percent of landscaping

Photos courtesy of Kevin Perrenoud

Brighten the Future Photovoltaic Systems Viable Option for Utah Building Owners By Michael Raddon

he installation of on-site renewable energy sources, including solar photovoltaic (PV) systems, has increased exponentially over the past several years. Beyond earning points for sustainable rating systems, PV systems are attractive to Utah building owners for several other reasons. The solar resource is available for almost every site. Utah averages 237 days of sunshine per year, making it a prime area for reliable solar installations. (See the case study on Architectural Nexus’

new building on Page 23 to learn more about why the company is questioning whether Utah’s number of average sunny days should be lowered.) PV systems have zero carbon emissions. With net metering, building owners can sell energy back to the utility companies. Modules are durable, typically having a guarantee of about 25 years (at 80 percent output) and require little maintenance. In the Architectural Nexus case study, implementing a simple, in-house maintenance program involving minor

cleaning and snow removal has improved PV performance. Simply put, a PV cell converts energy from the sun into electrical current. Photons traveling to earth as sunlight enter the PV silicon cell and kick the electrons of the silicon molecules into a higher energy state, creating electricity. Most PV applications are grid-tied systems connected to the local utility through a net meter. Facilities using this configuration get their power

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continued from page 17 through a combination of PVproduced and utility-produced power. When the building needs more electricity than the PV system produces, it draws from the utility grid. When it uses less energy, the extra power is sent back or sold to the utility. Today’s PV modules operate at about 15 percent efficiency. Out of the total energy the sun produces in watts (W) striking a PV cell, about 15 percent is converted into electricity. With energy rates increasing, PV’s return on investment starts to look attractive. Rocky Mountain Power offers incentives for owners who install PV systems. Several state and federal tax credits are available to help offset costs for these systems as well. A qualified PV engineer can help an owner apply for these incentives and assist in substantiating that the PV system meets criteria necessary to receive incentives and credits. Meldrum Science Center The 56,667 square-foot Meldrum Science Center at Westminster College features high-performance sustainable design to achieve LEED Platinum and real payback in operational costs. A 21 kW, 208V, three-phase rooftop, grid-tied PV array using 90plus 230 watt panels and three inverters was installed. Many panels had to be mounted on the roof of the pre-manufactured air-handlers enclosure, which required the addition of steel supports in the enclosure to accommodate the extra weight of the panels. Kerry Case, director of the Westminster Environmental Center, is excited that the college included solar photovoltaics at the Meldrum Science Center. Meldrum’s PV system is being used as a learning tool along with the college’s first PV system at the Eccles Health, Wellness and Athletic Center. “Viewing the digital interfaces within Meldrum Science Center and on the web portal, students can see how solar systems actually perform and 18 I UTAH FACILITIES MAY 2011

can see our efforts to reach climate neutrality,” said Case. “Westminster has installed electricity metering throughout the building to use for teaching. (Metering for teaching purposes) was one of their primary goals during design and construction. Essentially, we helped the college implement metering, monitoring and interfaces similar to what we are helping Architectural Nexus do today,” says Scott Jenkins, P.E., LEED AP, associate electrical engineer with Spectrum Engineers and project electrical engineer on the Westminster College Meldrum Science Center projects. Conclusion PV systems are increasingly attractive for several reasons: utility incentives, government tax credits and the increasing cost of producing power by traditional means. The reality of clean, green power that reduces our dependence on fossil fuels and an overtaxed power grid have helped us reach a critical mass of interest and investment in research and real-world application. Jenkins explains that these PV systems are not just solar arrays that are designed, installed and then left alone. The engineers who designed them and the people who benefit most from them, students, instructors and employees, are closely monitoring their performance in real-life situations. “Owners are tweaking their monitoring systems and implementing cleaning and simple maintenance efforts and are seeing improved performance. Engineers and architects are improving their understanding of PV systems so that we can design and specify systems with better performance matched to the climate of a particular geographic location, like Salt Lake City,” Jenkins said. Michael Raddon is the public relations manager for Spectrum Engineers, Inc. He can be reached at 801.401.8407 or mpr@spectrum-engineers.com. UF

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Architectural Nexus Breathes New Life into Vacant Facility By Kelly Lux

he Bally’s Fitness building on Parleys Way closed its doors nearly three years ago, leaving behind a vacant, oppressive facility that was deemed inhospitable until Architectural Nexus discovered the property and turned it into an energyefficient diamond in the rough. Facing an expiring lease, Architectural Nexus had been looking for a place to relocate their offices. The company had a couple of options: sign a new lease, build new or reuse an existing building. Nothing seemed to fit the company’s requirements for a new location until President Don Finlayson proposed the company relocate to the Bally’s Fitness building. “Don Finlayson gave us amazing leadership regarding the potential opportunity that was represented in this building,” said Kenner Kingston, senior principal and director of sustainability for Architectural Nexus. The Bally’s Fitness building was located in Sugarhouse, close to Interstate 80 and presented an 20 I UTAH FACILITIES MAY 2011

opportunity for the company to implement sustainable practices. “Reusing a building is as green as it gets. We were able to breathe new life into a building that was built in the 50s.” Adaptable Reuse The company had until Jan. 31, 2010, before their lease expired. The schematic design to remodel Bally’s Fitness, formerly an engineering office (according to legend) and home to Blue Cross Blue Shield, began in June 2009. By October, Jacobsen Construction, the general contractor, had started on the renovation. By targeting LEED Platinum, Architectural Nexus took this major renovation as an opportunity to redefine themselves and to show their commitment to sustainability, Kingston said. “There is a sense of guilt about what we do,” Kingston said. “We facilitate the harvest of raw materials. But we also create wonderful places

for people, and that is essential. It is worth the potential mitigating factors that come before our work, but that doesn’t mean it is OK to ignore it. We have to be very careful about what we do and try to be good stewards.” Finlayson would agree. “Architects are trained to know how to make a difference in the environment by what we do,” he said. “It’s very different when you’re doing it for yourself.” Their efforts in adaptable reuse earned the building LEED Platinum New Construction Major Renovation USGBC Certification, which they received in March 2011 — just more than a year after moving into Phase 1 of the upgraded facility. The upgrades in the facility began with a seismic retrofit to make the facility safer. Crews also removed part of the roof structure and the floor to create an interior, low-water use, fullylandscaped courtyard composed of native and adaptive plants. A layer of

Before:

Photos courtesy of Architectural Nexus

exterior insulation was added to the building and dressed up with a perforated panel.The roof was replaced and all window systems were modernized with high performance glass and thermally broken frames. The immediate parking lot (and the building addition concrete) was repaved with slag-based concrete mix, which emits less greenhouse gas carbon dioxide in its production and recuperates a material that would normally be considered waste. The slag also gives the cement a whiter coloring, making it brighter and more reflective, reducing the urban heat island effect. The toilet, shower and locker rooms were scaled back to better suit the reduced needs of an office building. Some of the light fixtures leftover from the building’s Bally’s Fitness days, although utilitarian in appearance were reused in the back-of-house spaces.The plumbing fixtures in the bathrooms were all reused and re-equipped with high efficiency flush valves, sensor

faucets and shower cartridges. “It is not just about sustainability,” Kingston said. “It is about sensibility. People always say sustainability costs more, but it costs a whole lot less to keep the existing toilet room.” The building is now insulated with cotton insulation, and the cabinets and wood doors are made from agricultural fiber board — both renewable materials. A high-efficiency lighting system was installed, complete with light sensors and dimming controls. And a 26 kW photovoltaic array was placed on the roof of the building to dramatically reduce the company’s offsite electricity usage. All of the furniture in the office was reused from the company’s former location. The carpet and paints used in the remodel were all low-VOC, improving the indoor air quality. The old aerobics room floor was pulled up piece by piece and used throughout the building as accents and for ceiling tiles. A similar approach had been used in

another Architectural Nexus project where the gym floor of the old Millcreek Community Center was turned into an abstract piece of wall art. “These ideas all come from other projects, from other attempts,” Kingston said. “Now we are reusing the things we learned here in other projects. That is the great thing about architecture, you have this constant evolution of thought.” The one-and-a-half-story lobby and conference room were added after the rest of the facility was renovated, replacing a small, 500 square-foot lobby. “It was so clumsy. It was the most underwhelming entry ever,” Kingston said of the former lobby. “The new lobby creates a new sense of presence for the building — a very small addition with a very large impact.” From Tenant to Owner The transition from tenant to owner

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continued from page 21 was an eye-opening experience for Architectural Nexus. The company is now responsible for their own building, equipment maintenance, cleaning and landscaping — all responsibilities that are carefully monitored while keeping sustainable practices in mind. “It’s a lot of work to maintain the building,” Kingston said. “As an architect, I am gaining a huge appreciation for the importance of the things our clients are always asking us for. I heard their requests before, but I hear them with a new intensity now.” A green cleaning and housekeeping program has been implemented in the renovated building. The janitor’s closet has only Green Seal certified cleaners in storage. Cleaning chemicals are contained in recyclable packaging. A recycling center was established in the company’s break room, strategically placed below the mail bins. “It’s stationed underneath the junk mail source, so it doesn’t even get to your desk,” Kingston said. Using the existing electrical room and adding high efficiency mechanical equipment, Architectural Nexus procured a commissioning agent to manage the mechanical and electrical equipment. The agent was involved from the beginning of the project and is responsible for ensuring all systems operate as designed. The owner was also trained on the equipment to ensure it remains in ideal condition throughout its life.

The copy room was equipped with constant volume exhaust fans. The HVAC system was balanced to ensure that copy and lunch fumes from the break room do not enter adjacent areas. New security access control cameras were installed. The system closes the building down electronically every night and allows for remote access.The facility can be locked and unlocked and the temperature can be adjusted “from anywhere on the planet,” Kingston said. Architectural Nexus is working with employees to decrease the company’s carbon footprint. “We are on a high-

High-Performance Occupants As a LEED Platinum office, Architectural Nexus has a high-performance space. The next step is to empower highperformance occupants. Armed with a watt meter, Kingston visits each of the five design neighborhoods in the office and demonstrates individual employee’s power usage. This allows employees to understand why they have been asked to take their own energy-efficiency steps by using the office’s extremely efficient LED task lighting and taking advantage of other conservation steps. “We see a tremendous use for daily usage data and are excited to get the building-wide monitoring system — something we didn’t have budgeted in the original 22 I UTAH FACILITIES MAY 2011

performance occupant mission,” Kingston said. Employees are now using smart plugs and watt meters. Space heaters are not allowed. Task lights are LED. And management is helping staff see where they can reduce the plug load. “We are trying to get people to realize that what they do has a big impact,” Kingston said. “Once you show people what they are doing, their behavior changes instantaneously.” Finlayson added, “If we all get together, we could be energy independent.” Employees of Architectural Nexus

renovation — in place and running,” Kingston said, adding that he is currently working with the electrical engineer to implement a permanent, fixed power monitoring system. The fixed monitoring system will monitor and display in real time the HVAC loads, lighting loads and plug loads, total building usage and PV system generation, which will help the owner understand where energy is being used and how much is generated on site. “We’re also considering giving smart plug strips to each employee to provide round-the-clock, full-time, individual monitoring. This will give employees an additional incentive to reduce their own footprint,” said Kingston, who notes that neither ASHRAE (American Society of Heating, Refrigerating and Air-Conditioning Engineers) nor CBECS (Commercial Buildings Energy Consumption Survey) captures the importance of ensuring employees are high performance too.

Photo by Dana Sohm

provided the labor to landscape their new building. Climate-relevant plantings, aside from the grass in the park strip, which was kept for contextual reasons, were carefully selected to reduce the amount of irrigation water necessary. Rock mulch was used to prevent evaporation of water delivered by highefficiency drip systems. A computerized control system waters based on need and weather patterns rather than scheduling. As an experiment, artificial turf was placed in the employee courtyard, eliminating the need for watering. Other than having to rely on their

own devices to manage the building, Architectural Nexus has found its new ownership is quite beneficial — particularly that their mortgage payment is thousands of dollars less than their rent. The company’s adaptive reuse project was recognized with LEED Platinum Certification. And Architectural Nexus has their own identity in a building that they can call their own. Overall, Kingston called the project a huge success. “For this firm, we were good at sustainability,” Kingston said. “This building has made us great.” UF

Photovoltaic System Big Step in Reducing Carbon Footprint By Michael Raddon

nstalled on the roof of this 30,000 square-foot former fitness center is a 26.4 kW, 208V, three-phase photovoltaic system composed of 120 panels, which are 220 watts. The PV system is equipped with four inverters and includes a monitoring system that is viewed via a web portal.The system played an integral role in helping the project achieve LEED New Construction Platinum. Currently, Architectural Nexus is adding metering to the utility service in

order to further reduce their carbonfootprint. Kenner Kingston, AIA, LEED AP BD+C, director of sustainability and building manager for Architectural Nexus and principal-in-charge for the renovation project, reported that the PV system is operating well. “Using the web portal to monitor the system is providing us with a lot of good data on power generation,” explained Kingston.

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Project Team Meridian Engineers, Randall Vickers, civil engineering Architectural Nexus, architect Don Finlayson, project director Kenner Kingston, principal in charge Matthew Nelson, project architect David Cassil, director of design Robb Harrop, project designer Dan Roberts, landscape architecture Michael Costantino and Hilton Ripplinger, interior design Calder Richards, JR Richards and Nolan Balls, structural engineering VBFA, Jeff Watkins and Spencer Howell, mechanical, plumbing, fire protection and energy Spectrum Engineers, Jeff Richards and Scott Jenkins, electrical and low voltage systems Utah New Vision Construction, Dennis Anderson, commissioning Jacobsen Construction, construction management and general contractor Steve Shrader, project executive Jon Moody, estimator Bryce Jensen and Parker Selu, project manager Willard Wood, site superintendent KC Burns, assistant superintendent

UTAH FACILITIES MAY 2011 I 23

continued from page 23 He started comparing power generation data to weather and other factors and realized snow was not sliding off the panels the way they had anticipated. “We redoubled our efforts and every morning our runner is tasked with asking himself if it snowed in the past 24 hours. If it has, then he’s up on the roof brushing snow from the panels,” said Kingston, who says he is learning a lot about the electrical engineer’s job. Salt Lake City’s infamous inversions are another meteorological phenomena that Kingston believes might be affecting solar output locally. Inversions trap cold air and pollutants below a layer of warm air. Kingston remembers there being many red air days (days of poor air quality when fires are forbidden and carpooling and public transportation use are encouraged) in December. Upon closer analysis of data from the monitoring system and weather patterns, Kingston wondered if all those red air days in December had a significant effect on power output. “It got me thinking, ‘Is the weather data for our locale as trustworthy as we think it is, or should the number of sunny days be lowered to compensate for poor air quality and lower solar production during inversions?’” asked Kingston. But that is not to say that Kingston 24 I UTAH FACILITIES MAY 2011

hasn’t seen remarkable solar production from the PV array already. After putting a regular snow removal and panel cleaning routine in place, he has seen 26 kW (full capacity for this system) instantaneous generation occurring in January, which he believes may be due to improved cell efficiency caused by cold ambient temperatures. “From a pure business standpoint,” Kingston pointed out, “we have found renewable energy, both produced on-site and purchased from the utility, to be a straightforward and sound business decision. Our thought is that until we can meet our goal of net zero for power through conservation and on-site generation, we’ll have to buy some electricity from Rocky Mountain Power anyway so why not buy power generated from renewable sources, too? We were all surprised by how little it costs us.” That is why all utility-purchased electricity used by the firm comes from the Blue Sky Renewable Energy Program. The current 26 kW PV system contributes power to an office boasting an extremely energy-efficient lighting system. Lighting consumes 0.7 watts per square feet and is carefully designed and dimmed on a control system to work efficiently with natural light entering the highly daylighted space. These steps combined with the firm’s other sustainable systems and programs

have made this project 2030 Challenge-compliant. To be 2030 Challenge compliant in the year 2010, all new buildings, developments and major renovations should be designed to meet a fossil fuel, GHG-emitting (green house gas emitting), energy consumption performance standard of 60 percent below the regional (or country) average for that building type. Milestones at five-year intervals increase that performance standard by 10 percent until the goal is to be carbon neutral by 2030 (architecture2030.org). The Architectural Nexus project meets the 60 percent reduction (2010 milestone) in energy use intensity (EUI), which represents a building’s energy usage relative to its size. Kingston is working with Spectrum Engineers, the firm that provided the electrical engineering and lighting design for the original renovation and PV system, to expand the array for additional solar generation. The hope is that the PV expansion will provide an opportunity to compare the existing customfabricated system and mounting hardware with a new and different kind of system using a prefabricated, ballasted, semi-fixed arrangement. “Usually, offices have small hot water loads, but our people are dedicated to biking to work,” says Kingston. “We were given a unique opportunity to retain the showers and locker rooms of the previous tenant (a fitness center). We’ve noticed a marked increase in bike riding and shower usage, which is great, but it means an increase in hot water usage.” The firm wants to add enough solar heating to eliminate the need for natural gas hot water heating, bringing the firm closer to meeting the next 2030 Challenge milestone of 70 percent EUI reduction by 2015. Michael Raddon is the public relations manager for Spectrum Engineers, Inc. He can be reached at 801.401.8407 or mpr@spectrum-engineers.com. UF

UTAH FACILITIES MAY 2011 I 25

he concept of propagating plants on a roof has ancient and pioneer origins, dating from the Hanging Gardens of Babylon to sod-covered dugouts of American expansion into the Great Plains and Great Basin. Vernacular architecture throughout history provides examples of planted roofs for aesthetic and functional purposes. Ian McHarg’s Design with Nature and landscape architects PeteWalker, Lawrence Halprin, Charles Moore and Richard Whitaker taught a unique perspective and helped design a landmark eco-sensitive new community and modular housing. Cultural Geographer at Harvard’s Graduate School of Design J.B. Jackson (author of American Space) provided further insight into multidisciplinary, energy-efficient design at the onset of the green revolution. As the first wave of energy efficient housing came during the Carter Administration (recall Jimmy’s use of solar panels on the White House), Utah figured prominently in design interpretations of energy efficiency as solar heat sinks, trombe walls, earth sheltering, passive gain and other innovations were initiated by Terracor, Redford’s Institute for Resource Management and numerous local architects. In 1972, the use of sod roofs at Snowbird Ski and Summer Resort gained national attention.The design for a planted roof at Garden Terrace Apartment in the Avenues and the irrigation system for Gallivan Canter enabled the practical translation of landscape amenities to the roof and accomplished for aesthetic value and enhancement.

Phases of Evolution Phase I: The traditional sod-covered shelter and planted roofs at Archibald Gardner’s first house in West Jordan, Snowbird, the Gallivan Center and the LDS Conference Center are examples of an intensive system. Some were water resilient, in the case of the sod house, and eventually water-tight. Innovations in soil technology enabled the use of light-weight mediums, including Utelite from Wanship, employed to enable cost-effective Photo Courtesy of LiveRoof and J&J Nursery

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landscaping construction. Integration of storm drainage technologies such a InkaDrain and MiraDrain have generated acceptance throughout the region in the successful implementation of planted roof gardens. Subsequent innovations include moisture reservoirs (sponges) and pre-planted carpets. Requiring the patience of a dry farmer, extended and indeterminate seasonal time frames for propagation and establishment of ornamental plants and ground covers is a deterrent to universal acceptance of intensive systems. Other challenges include the invasion of noxious weeds, degeneration of organic soil, drainage system deterioration, root rot and the cost associated with removal of plants and the growing medium to successfully resolve leaks, a procedure that entails a considerable amount of time to reestablish plants. Phase II: An instant turn-key look and desire to plant on sloped roofs inspired the modular or tray system that provides stability and efficient installation along with the advantages associated with pre-planting in a climate controlled nursery throughout the year. Inherent problems with conventional trays include poor drainage and associated root rot even though hightech soils are generally employed. An

advantage of conventional trays is less costly repair of leaks and long-term stability. A disadvantage: a negative image of exposed edges between plants persists. As conventional trays are essentially nursery flats, an iteration by Rana Creek was a biodegradable tray composed of coconut husks installed at the California Academy of Sciences in Golden Gate Park. While the coconut trays decomposed as intended, inadvertent failure of stability caused plants to slide down the slopes. Phase III: German innovations in soils physics, horticulture and agronomy of planted roofs have enabled more sustainable growing mediums and a wide range of adaptive plants. The developers of LiveRoof emulated German technology and virtually cloned the natural process, creating one of the most rational systems that provided LEED Platinum points. Described as an invisible modular system, LiveRoof systems function as nature by allowing free flowing drainage. This eliminates root rot, a problem associated with conventional trays. The feasible propagation of an even more extensive palate of plant species, including drought tolerant natives, has been demonstrated by High Mountain

Nursery at the former Lone Peak facility in Bluffdale. In the sedums planted from cuttings four weeks ago, the removal of the plastic â&#x20AC;&#x153;elevatorsâ&#x20AC;?used for shipping revealed a continuum of soil across the roof, making the trays disappear. Life-cycle cost is minimal due to the biological balanced culture of propagation and density of plant establishment. Benefits of a Living Roof Other benefits of a living roof include protection from UV deterioration, immediate and fullymatured appearance, oxygen regeneration, cost effective leak resolution (especially coupled with electronic leak detection), support of local industry and certified installers and minimal maintenance â&#x20AC;&#x201D; just 20 minutes per month is required to maintain plants and irrigation for the living roof at the Unified Testing Laboratory in Taylorsville. James Webster is a registered landscape architect in Utah and Montana. He established James Webster Associates in 1973, practicing traditional landscape design, planning and mined lands reclamation. He is the Utah representative for LiveRoof and J&J Nursery. He can be reached at 801.949.7291. UF

UTAH FACILITIES MAY 2011 I 27

Green Clean this Spring Improve Indoor Air Quality with Green Cleaning Techniques By Jill Rasmussen

lean, fresh, outdoor air makes

people feel energetic and happy. But most people spend the majority of their time indoors, where air quality can be poor, making them feel sluggish and negatively impacting their performance. Additionally, stagnant winter indoor air accumulates dust and moisture that can lead to mold growth, allergies and illness. To combat the problem of unhealthy conditions, property

managers should not only spring clean their buildings but also green clean. The goal of green cleaning is to minimize the effects cleaning can have on facility occupants and workers as well as the environment. When it comes to green cleaning, people tend to focus on selecting nonhazardous chemicals.Thomas Barron, a pollution prevention consultant, worked with the EPA to put together a guide on how to select and use safe

janitorial chemicals. The guide mentions ingredients that cause the greatest risk: hydrochloric and phosphoric acid, caustic hydroxides, solvents, surfactants and disinfectants. When purchasing environmentallyfriendly products, look for the Green Seal, a private organization that provides a service to chemical manufacturers to certify products satisfy GS-37 standards. The GS-37 standard has 15 criteria for certifying

Create a Green Cleaning Plan: Chemicals: Change products to less-toxic ingredients that are biodegradable and have moderate pH7. Property managers should do a chemical inventory with MSDS information. When selecting products, make sure they do not contain zinc, heavy metals, have VOC levels less than 7 percent after dilution and phosphorous concentration less than 0.5 percent. Avoid chemicals that are flammable or have strong fragrances, and stay away from aerosol spray cans. Training: The janitorial contractor should conduct training on proper dilution of chemical concentrates, safe and effective use of chemicals, proper rinsing, disposal of empty containers and hazardous communication procedures. Make sure cleaning cloths are being re-used and washed. Dusting: Dust is best removed with a microfiber dust cloth wrapped around a feather duster to reach high dusting, air return grilles and supply vents. Entrances: Placing floor mats at all entry locations helps to capture dust, dirt and contaminates, storing them for later removal. Entrance mats should be vacuumed in two directions. Vacuuming: Look for a HEPA vacuum that captures 99.97 percent of particles with a strong motor that creates 150 cubic feet per minute airflow. It should have high-quality body construction to keep dirt and dust locked-in tight. Periodically, have the janitorial contractor vacuum upholstery, windowsills and coverings. 28 I UTAH FACILITIES MAY 2011

Hard Flooring: Vacuum hard surface floors instead of using push brooms or dust mops that produce dust particles. Floor stripping and refinishing should be performed during a period of minimum occupancy and with good ventilation. Carpet Cleaning: Spills should be cleaned promptly to stop pests and vermin from entering the building. Extractors should heat the cleaning solution to more than 200 degrees Fahrenheit for cleaning effectiveness. Most leftover salt from winter can be removed with hot water extraction alone. Lowmoisture extraction is recommended. Carpet should dry in less than 24 hours to prevent mold or mildew from developing. Trash and Recycling: Secure trash containers should be placed at entrances to reduce litter. Recycle all waste items including paper, glass, plastic, cardboard, packaging materials, empty containers and worn equipment. Restroom Cleaning: Cleaning should always be performed from high to low and toward the doorway. Restroom cleaning equipment should be restricted to restrooms only to prevent cross-contamination. Drains should be flushed with hot water. Disinfecting: Disinfectant use should be limited to periodic deep cleaning. Disinfect all surfaces where pathogens accumulate, like restrooms, light switches, door handles, drinking fountains, food preparation surfaces, faucets and fixtures.

commercial cleaning general purpose cleaning products. A green cleaning plan that comprehensively describes cleaning methods, certified green chemical list and schedules for routine and periodic cleaning is also important when it comes to cleaning. The plan should address high-traffic areas, storage of chemicals, proper ventilation and identify sources of indoor contaminates and pollutants. While inspecting the ventilation system, property managers should use all their senses of look, smell and feel to identify potential IAQ problems. Warning signs would be uncomfortable air temperatures, drafts and high or low humidity. Air should be flowing in and out of grills, supply and return vents. Listen for unusual noises that may indicate potential problems such as obstructions. Smell for unusual odors like mold, mildew and chemicals that can spread through the ventilation system. On an annual basis, air filters should be changed and ducting cleaned with a system approved by (NADCA) National Air Duct Cleaning Association. Another factor that affects IAQ is managing moisture control. Property managers should look for signs of water damage like discoloration in ceiling tiles, walls and floors, and check areas where moisture is common, such as restrooms, kitchens, windows, roofs and ducting. Plumbing should be free of condensate and leaks. In the event a leak is discovered, repairs should be handled as quickly as possible. Cleaning the indoor air, removing dust and performing deep spring cleaning will rejuvenate building occupants and give re-birth to facilities. Jill Rasmussen is the owner of All Pro Cleaning. She can be reached at jill@allproutah.com. UF UTAH FACILITIES MAY 2011 I 29

30 I UTAH FACILITIES MAY 2011

industrial facilities

Members of SIOR Help Owners and Tenants Go Green and Save Money By Michael Jeppesen

n 2007, a colleague and I had the privilege of hosting a meeting for City Creek Reserve, the developers of the City Creek Center mixed-use project in downtown Salt Lake City. We invited them to listen to the success story of Gary Christensen, who had recently finished the Platinum LEED Certified Banner Bank office tower in Boise, Idaho. While they had already committed to seeking LEED Certification on certain portions of the project, City Creek Reserve’s objection to certifying the entire project was the perceived cost increase related to going green. With Christensen’s first-hand testimony of achieving a nearly costneutral, platinum-certified project, this objection was overcome. The developer recognized an incredible opportunity to create a more thoughtful, enduring and environmentally-friendly project. A few weeks after that meeting, City Creek Reserve elected to become one of the first developers in the nation to launch the LEED for Neighborhood Development Pilot Certification process (a comprehensive certification that requires all construction in the project to be certified to LEED specifications). This passion and commitment to excellence is shared with the other 19 SOCIETY OF INDUSTRIAL AND OFFICE REALTORS designated commercial real estate professionals in Utah. The SIOR represents the office and industrial real estate brokers internationally, with 3,000 members in 580 cities and 28 countries. From 2006 to 2009, SIOR members reported individual transaction volume of 1.1 million square feet of office and industrial space sold or leased for a total dollar volume of $33.4 million per year per agent. With growing

interest in sustainability, the percentage of SIOR transactions with green elements is projected to steadily increase in the future. However, SIOR’s are not waiting for the future to save their client’s money and increase building values. CB Richard Ellis, which employs four SIOR’s in Utah, including current Utah chapter president, Barb Johnson, SIOR, CCIM, opened a new office at Hamilton Partners’ 222 Main building in 2010. Not only is the building LEED Gold Certified, the commercial interior build out for CBRE’s office is LEED Silver Certified.

IPG Commercial has been involved in more than a dozen industrial and office projects in Utah and across the country that incorporate sustainable strategies. From consulting on a new 100,000 square-foot warehouse project in Sacramento to renovating a 100year-old home into a LEED Silver Certified office in Sugarhouse, the company is witnessing firsthand the cost-saving benefits related to energy efficiency. More importantly, employee morale and productivity are substantially enhanced due to several of the green strategies implemented. Another Salt Lake City SIOR, Vasilios Priskos’ firm InterNet Properties, has also advanced the adoption of sustainable real estate in Utah. As the owner’s representative for

Artspace Commons, InterNet Properties managed the design and construction of this 102-unit, residential project with 50,000 square feet of commercial space, which is pending LEED Gold Certification. The heating system was designed using a solar thermal assisted central boiler plant, fan coils and high-efficiency condensing units. Artspace Commons also incorporates photovoltaic panels which are used as sunshades along the south side of the building. While many aspects of green real estate are more qualitative, industrial and office realtors should be able to comprehend and convey the return on investment and capitalized value of green strategies incorporated into buildings, and for the businesses that occupy them. For example, in a scenario of an owner/occupier of a 100,000 square-foot warehouse built before 2008, the warehouse lighting originally installed was typically metal halide. With available incentives to upgrade the lighting to high efficiency fluorescent T8s or T5s, the average payback time frame is two to three years. That savings reduces the operating costs for the owner, and has a positive impact on the tenant’s net profit. In a full-service, leased office building, many green upgrades pay for themselves quickly and reduce operating costs. Lower operating costs mean higher net operating income and an increased market value of the real estate based on capitalization rate. Michael Jeppesen, SIOR, CCIM, LEED AP, is the founder and president of IPG Commercial Real Estate in Salt Lake City. He specializes in industrial sales, leasing, development consultation and sustainable building strategies. Contact him at 801.746.7295. UF UTAH FACILITIES MAY 2011 I 31

Energy Savings Solutions in an Arena

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Reusing, Recycling, Maintaining Improve Energy Efficiency of EnergySolutions Arena By Kelly Lux

anagement at EnergySolutions Arena has been implementing green practices since the venue was first monikered the Delta Center in 1991. Aluminum and cardboard recycling has been a staple at ESA since the doors of the venue opened in October 1991. In fact, the same recycling bins located throughout the arena and in suites are still in use today. Now, nearly 20 years later, the 750,000 square-foot ESA has joined the green bandwagon, focusing most of its sustainable efforts on reuse while continuing to improve its recycling programs and increasing the energy efficiency of its building operations. “During events such as Jazz games, when the facility is at capacity, we essentially operate as a small city,” said Randy Rigby, president and chief operating officer of Larry H. Miller Sports & Entertainment. “In addition to our 20-year recycling program, we have initiated major energy improvements in our lighting, HVAC, signage and weatherfriendly entrances. Being energy efficient is key to our success both financially and as a good community partner.” continued on page 34 UTAH FACILITIES MAY 2011 I 33

The Construction of the Arena EnergySolutions Arena, owned by the Larry H. Miller Group of Companies, was built in 15 months and 24 days, with construction beginning on June 11, 1990. The project, a multi-purpose home for the Utah Jazz, was funded by Sumitomo Trust and the Redevelopment Agency of Salt Lake City. Sahara Construction of Bountiful, Utah, established a joint venture with Ohbayashi Corporation for the construction of the 743,000 square-foot base building. Sahara was also the general contractor for the 7.6 acre pedestrian plaza and the interior tenant improvements within the building. Sahara was responsible for the structural, mechanical, electrical and civil engineering design. Mechanical and electrical systems were designed and constructed by CCI Mechanical and Western States Electric, respectively. FFKR Architecture/Planning/ Interior Design of Salt Lake City worked with the construction team to provide design drawings. The 20,500-seat arena is enclosed with a roof structure weighing approximately three million pounds. The exterior of the building is built with 2,692 individual panes of insulating glass and an elaborate system of synthetic stucco panels. The arena was completed on Oct. 4, 1991. 34 I UTAH FACILITIES MAY 2011

continued from page 33 Reuse in the Remodel Between May and October of 2010, EnergySolutions Arena underwent its first major remodel — a $4.2 million undertaking. Reusing materials, furnishing and other items in revamping the space within the arena was a key component to the project. “It was not just a facelift but was more a structural remodel,” said Jamie Galileo, vice president of facilities for the Larry H. Miller Group of Companies, which owns energy Arena. “We were able to recuperate square footage and put some new concepts into use.” The glass walls, that give the arena its well-known lantern appearance, were pushed out approximately 18 feet from their original location, increasing the square footage of the facility by 5,200 square feet. The extra square footage was used to create additional eateries, retail spaces and three vestibules — the most energy efficient addition to the facility, according to Galileo. The vestibules were installed at the three main entrances to the facility. On cold days, during events, the doors of EnergySolutions Arena would open for extended periods of time, creating a vacuum for the cold air, sucking it in one side of the facility, blowing it across the arena and out the other side of the building. Keeping the building at a comfortable temperature just prior to an event was quite difficult, Galileo said. “It used to be a little chilly. I mean real chilly,” Galileo said. “The temperature was the same inside as it was outside.” By creating the vestibules, a passage area between the inner and outer doors of the building, the air now gets trapped between the two doors and the vacuum effect is eliminated. The operations team gained a tremendous amount of control over the temperature of the facility, Galileo said. Not only has this addition saved money in energy costs, but food and retail sales have also increased. Besides reusing the glass walls, crews were able to recycle other materials, using them in various places

in the facility. Aluminum trusses which had been used for Utah’s WNBA team’s curtains were reused throughout the arena. Nearly 1,000 linear feet of truss was installed in the new retail spaces, to hang lights and to support televisions, which can be turned off from one location rather than manually, saving time and energy. “Rather than throw the trusses away, we wanted to be able to reuse them and incorporate them in such a way that it made the space look appropriate,” Galileo said. “We saved a ton of money. And now, we have run out. We could use more.” The Utah Jazz locker room was also updated in the remodel. A former storage room was used to improve and enlarge the locker room. The old lockers were reused elsewhere in the building, and cubicles from another Larry H. Miller facility were resurfaced and placed in the new locker room. Cabinets from the remodeled suites were given to employees who were able to take them home and reuse them in their garages and basements. “We got rid of 56 suites worth of cabinets and didn’t have to put them in the landfill,” Galileo said. “We saved on costs, and the employees saved money too.” The key to reuse in the remodel was having a space to store excess product, Galileo said. A 300 foot-long addition was built onto the south end of the arena in order to store such things as cubicles, trusses and other materials that could be reused. The storage area, which was a former driveway, is wide enough for a truck, with garage doors at both ends, making for easy access. Excess items from all of the Larry H. Miller Group properties are stored in the garage. “The storage space has worked out really well,” Galileo said. “The best way to reuse what we have is to walk down the long hallway and see what is available.” Into the Landfill Recycling has been a staple at EnergySolutions Arena since the

continued on page 36

UTAH FACILITIES MAY 2011 I 35

Landscaping Photos by Dana Sohm

continued from page 34 building was constructed nearly 20 years ago. In addition to recycling, management has been implementing another practical method — washing. “That is one of the most sustainable things you can do, wash and reuse dishes,” said Galileo. “But we can’t do that in the concession stands.” Washing dishes, according to Galileo, is the most sustainable solution currently available to venues like the ESA, but he believes there are other, better options. Galileo has spoken with Salt Lake County in establishing a compostable landfill where food waste could be taken and turned into marketable compost. The arena would be able to purchase and use compostable plates and cups that could be used in the concessions stands, eliminating tedious sorting processes since plates, cups and food could all be sent to the same compostable landfill. 36 I UTAH FACILITIES MAY 2011

“It would be great for a business like ours, where most of our waste is food waste,” Galileo said. “We would reduce our landfill waste by approximately 50 percent.” The Janitorial Closet Sometimes called the Concrete Box, EnergySolutions Arena was built with 55,000 total cubic yards of precast and cast-in-place concrete. Throughout the facility, nearly half a million concrete masonry blocks were used in non-structural walls. While some carpet is used in the building, most of the floors are also made of concrete — a sustainable feature that requires minimal cleaning and no need for replacing, just patching and resurfacing. Most of the cleaning in the arena is done in house, with nearly 200 fulland part-time employees between the

continued on page 38

In 2009, Utah State University water conservation initiatives were used to revamp the sprinkler system on the 10acre property. Every sprinkler head on the property was replaced. The arena also received help from Salt Lake City to improve its water usage. “We wanted to do something to save water, that was environmentally friendly and financially smart,” Galileo said. “New equipment has just made us a whole lot more water wise.” Although the 10-acre property has few landscaping features, some grass, rose and tulip beds and more than 200 trees, updating the drip systems saved the facility nearly 50 percent on their water bill, Galileo said.

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continued from page 36 janitorial, engineering and operations staff. Cleaning chemicals are carefully selected to ensure they are environmentally friendly. Portions are also carefully monitored so excess gallons of cleaning solutions don’t have to be stored in janitorial closets. All of the cleaning procedures are done to maintain the quality of the facility and to ensure visitors are comfortable, Galileo said. “Whether you pay $5 or $500 for a ticket, it doesn’t matter to me. I want you to have the same experience when you come here,” said Galileo. “I want it to be clean and safe and comfortable. It doesn’t matter if you come to a Jazz game, the circus or a concert, you are going to be treated the same by everyone who is here. The place is going to be clean and comfortable, and it is somewhere you are going to want to come back to.”

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The Mechanical Room Minimal improvements were made to the HVAC and mechanical systems at the arena during the remodel. The facility still operates on the same boiler that was installed in the building nearly 20 years ago. And two of the three boilers are rarely used. Galileo is convinced the equipment will last another 40 years as long as it is carefully maintained. “Maintenance, maintenance, maintenance, maintenance,” Galileo said is the key to keeping mechanical systems running. “If you stay on top of the routine maintenance, it is going to last a long time. You can neglect it, and you will have a catastrophic failure, or you can maintain it.” The facilities team consistently tunes the mechanical systems in the arena. While the equipment may be dated, Galileo insists that careful energy management, programming, scheduling and common sense keeps the equipment running efficiently.

“We keep very close track of our energy use, measuring it against time of year and event attendance,” Galileo said. “We are constantly re-tuning our energy management system to ensure efficiency due to calibration errors and wear and tear.” A Green Future Overall, Galileo is pleased with the progress that has been made at EnergySolutions Arena toward more sustainable operations. Their actions, Galileo believes, will be essential in keeping the arena operational for at least another 20 years and are giant steps in protecting and sustaining the environment. “There is only so much you can do in an arena. You can do a lot more with an office building in sustainability,” said Galileo. “But we do everything we can. We do it because we are trying to save money and become environmentally friendly. It is just the right thing to do.” UF

Jazz Green Team Encourages Community to Take Care of Environment The Jazz Green Team was created in November 2009 to promote green ideas to Jazz fans, Utah residents and business owners. The Utah Jazz teamed up with Questar Gas, Rocky Mountain Power, Utah Geological Survey (State Energy Program), Orbit Irrigation Systems, Travelwise, Larry H. Miller Auto Dealerships and Salt Lake City Corporation to raise awareness about sustainability. “We’ve been looking for a couple of initiatives that we felt were important in the community, to help us in some small way give back to the community,” said Mike Snarr, senior vice president of strategic partnerships with the Utah Jazz and with Larry H. Miller Sports and Entertainment. “One of those initiatives is to take care of our environment.” The Green Team encourages community members to be more environmentally conscious. The Team offers a list of tips on its website, from turning off lights to recycling to walking more to saving water. The group has been focusing its efforts on individuals, but Snarr said they hope to spend more time directing the movement toward business and building owners in the next year. “We feel very good about the number of messages we have sent to the community,” said Snarr. “We have a voice in the community. We have players and personalities, even our mascot, who can get involved. People will pay attention when they might not have listened otherwise.” The Green Team Initiative was part of the drive behind the recent sustainability measures taken at the Energy Solutions Arena, Snarr said. “It has actually helped us be determined to do things we haven’t done before,” Snarr said. “We are more efficient. We are doing more to help the environment. We’ve go to walk the walk. That is really important to us.” UTAH FACILITIES MAY 2011 I 39

Protect Your Green Innovation Building Owners Discover and Patent New Ways to Use Energy More Efficiently By Victor Pollak and Artemis Vamianakis

reen technology innovation is thriving in this economy as businesses look for cost and energy saving strategies to enhance efficiency and sustainability into the future. According to the Energy Information Administration, U.S. buildings use more than 70 percent of the country’s electricity and consume nearly 40 percent of its energy (Green Building Alliance, 2010). Compared to standard buildings, green buildings have been shown to lower maintenance costs by more than 10 percent, reduce energy use more than 25 percent and significantly increase occupant satisfaction (Green Building Alliance, 2010). Building owners and managers nationwide seek to renovate and improve their buildings’ energy use with innovation in green building design, workplace design and property management. Programs such as the federal Energy Star program or the U.S. Green Building Council’s LEED

rating system (Leadership in Energy and Environmental Design) encourage the adoption of green building and development practices by creating a recognized benchmark for design, construction and operation. For example, the LEED standard for existing buildings encourages facility managers and building owners to address issues of improved air quality for occupants, lower water use, greater recycling efforts, reduction of toxic materials and lower overall operational and maintenance costs. According to Thomas L. Friedman’s Hot, Flat and Crowded, studies show that occupancy, rental rates and sale prices are higher in LEED-Certified buildings than in conventional ones. An innovation to be protectable under patent law may consist of a new and useful process, machine or composition of matter, or any new and useful improvement thereof. Those concepts may include innovations for sustainable site development, water savings, energy efficiency, materials

selection and indoor environmental quality improvement. As owners and managers seek to squeeze opportunities for improved efficiency out of everyday activities and processes, innovation in construction and management of facilities may be fertile ground for patent protection. If you have conceived of such innovations, you may be able to seek patent or other intellectual property protection in order to monetize the innovations through licensing or other means. In a recent decision, Bilski v. Kappos, 130 S.Ct. 3218 ( June 28, 2010), the U.S. Supreme Court clarified that innovative processes and business methods may still be eligible for protection under the Patent Act. The Patent Act, 35 United States Code § 1-376, governs the issuance of patents. The Patent Act defines four patent eligible categories: “whoever invents or discovers any new and useful process, machine, manufacture or composition of matter, or any new and

Trends in Sustainable Commercial Buildings

he Building Owners and Managers Association (BOMA) International recently inducted 57 commercial buildings into its BOMA 360 Performance Program, which evaluates building operations and management practices. All BOMA 360 buildings meet specific guidelines for energy conservation, environmental and sustainable initiatives, as well as other key management criteria. To date, more than 230 buildings have received the BOMA 360 designation. Henry Chamberlain, president and chief operating officer of BOMA International, notes five growing trends in sustainable commercial buildings: Benchmarking energy consumption According to the U.S. Energy Information Administration, 40 I UTAH FACILITIES MAY 2011

commercial office buildings contribute 15 percent of U.S. greenhouse gas emissions. In addition, the commercial real estate industry spends approximately $24 billion annually on energy, so improving energy efficiency has considerable economic return. The BOMA 360 Performance Program requires that an applicant’s building benchmark its energy consumption with ENERGY STAR Portfolio Manager, the nation’s leading energy management tool from the EPA. Optimizing lighting systems Lighting accounts for about 30 percent of energy use in commercial buildings. Adapting new lighting technology and practicing basic light conservation can lower utility bills, improve workplace conditions and reduce greenhouse gas emissions. One of the simplest ways property professionals are

real estate law useful improvement thereof, may obtain a patent.” (35 U.S.C. §101). A “process” under the Act, is defined as an “art or method, and includes a new use of a known process, machine, manufacture, composition of matter or material,” (35 U.S.C. §100(b)). A business method is a specific type of “process,” an orderly procedure, a regular way or manner, a method of doing business. What processes, business methods, are eligible for patent protection? In 2008, a landmark Federal Circuit decision suggested that a process is eligible for patent protection “only if it is tied to a particular machine or transforms an article into a different state or thing;” this was known as the “machine-or-transformation” test (In re Bilski, 545 F.3d 943, 954 (Fed. Cir. 2008)). The machine-ortransformation test effectively narrowed the broad statute; the Patent Office began to reject patent applications and district courts began to strike down existing patents on innovative processes. In 2010, however, the decision was reviewed by the U.S. Supreme Court. In Bilski v. Kappos, 130 S.Ct. 3218 ( June 28, 2010), the U.S. Supreme Court analyzed the rigid machine-or-

transformation test, and found that while the test is a “useful and important clue, and investigative tool,” it is “not the sole test for deciding whether an invention is a patenteligible process,” (Bilski, 130 S.Ct. at 3227). The Court also clarified the law on business method patents, finding that business methods may fall within the scope of “processes” eligible for protection under the Patent Act. Finally, the Court emphasized that clear limitations remain — “In order to receive patent protection, any claimed invention must be novel, non-obvious and fully and particularly described,” (See Id. at 3228). The invention or discovery must be more than an abstract idea alone; an abstract idea that is applied to a known structure or process, however, may be well deserving of patent protection (Id. at 3230). What does this mean? The Court did not adopt categorical rules on what specific business methods would be patent eligible, lending to what may be, an unpredictable future. For now, however, Bilski stands for the possibility that processes described as business methods may be eligible for patent protection. Accordingly, as building owners and

managers discover new ways to use energy more efficiently, they may be in a unique position to harness innovation in everyday processes into patentable technology and to then monetize the technology through licensing or other means. It may be worth your while to consult patent counsel to explore whether patent protection may be available for your innovations.

Victor Pollak, an attorney/shareholder at Fabian Law, concentrates in corporate and securities matters for businesses and their owners, including those engaged in technology commercialization. Artemis Vamianakis, an associate attorney at Fabian Law, has experience in a variety of legal fields including business organization, energy and utilities, natural resources and real property. They can be reached at 801.531.8900 or vpollak@fabianlaw.com and avamianakis@fabianlaw.com. UF

doing this is by replacing incandescent bulbs with energyefficient compact fluorescent light bulbs (CFL) and high intensity discharge bulbs (HID).

reducing water pressure, watering landscapes early in the morning to reduce evaporation and installing aerators and low flow toilets and urinals in bathrooms.

Reducing, reusing and recycling more than just paper According to the EPA, in 2009, Americans produced about 243 million tons of municipal solid waste, or about 4.3 pounds of waste per person per day. Property professionals are implementing recycling programs for light bulbs, glass, batteries, electronics, building materials and restroom paper products.

Engaging tenants in energy programs Tenants directly impact energy consumption and many leases require tenants to pay their share of utilities, so tenants are likely to follow practices that help save energy costs. Commercial property professionals are establishing energy awareness programs to keep tenants informed about energy savings goals.

Conserving water Conserving water can help save money and reduce pollution. Commercial real estate buildings have implemented a variety of initiatives to cut back on water use, such as

Learn more To find out how your building can participate in the BOMA 360 Performance Program, contact the BOMA Utah Chapter by visiting www.bomautah.org. The next deadline for applications is June 3, 2011 to be considered for the second quarter 2011 class of designees. UTAH FACILITIES MAY 2011 I 41

Sustainability Impacts Environment, Bottom Line By Kelly Lux

rom early in his career as a property manager, Jonathon Bates learned the importance of sustainability. The concept was ingrained in him by the Williams Companies, where Bates began working when he was 17 years old. The company had always believed in approaching building operations with efficiency, Bates said. “Sustainability has always been an important principle since I entered the industry,” said Bates, who is now the director of the Williams Building Property Management Department for the University of Utah. “I entered the business with that guidance at the forefront, to be critical of our environmental impact.” Starting his career at the Williams Companies headquarters in Tulsa, Okla., in 1998, Bates became the property manager of the company’s 2.3 million square-foot, 52-story corporate building in 2001. He managed that building, a three-story forum and a 15level office building nearby until he was transferred in 2006 to the four-story, 295,000 square-foot Williams Building at 295 Chipeta Way in the University of Utah Research Park. Bates immediately began to implement sustainable practices in the Williams-owned building. Extensive upgrades were made to the mechanical systems and the interior spaces were remodeled. For the mechanical systems, the cooling system was updated with new chillers, and waterside economizers that had been mothballed were re-instituted.

Jonathon Bates, director of the Williams Building Property Management Department for the University of Utah.

Energy and Environmental Stewardship Initiatives Photos by Dana Sohm

42 I UTAH FACILITIES MAY 2011

property manager “Those improvements as well as operational management improvements have reduced kilowatt hour consumption on an annual basis by 13.75 percent, comparing 2006 to 2010,” Bates said. In 2006, the boiler and hot water systems were remodeled, reducing the decatherm consumption in the building from 2006 to 2009 by 52.6 percent. Bates and his seven-person staff are constantly working to make sure the automation systems are up to date and running correctly. The team is working to improve the lighting structure to make it more energy efficient. Bates is also looking at ways to take advantage of other technological advances, such as those in solar energy and thermal storage. By making the facility operate more efficiently, Bates said he has made the Williams Building more environmentally friendly and has cut costs for the building owner. “There is a huge impact on the bottom line, from a monetary perspective,”Bates said.“A lot of property managers and real estate companies focus on revenue solely as a source of value. But there is a huge opportunity if people actually look at their operating expense and operate more efficiently to effectively increase your NOI.” The Williams Building was recently acquired by the University of Utah.The University, which owns the land and the research park, purchased the building from a real estate investment trust in January 2011 since the “University has a big investment in the

area.” Bates retains his position as property manager, now working for the University. Managing the multi-tenant building, home to the University of Utah Health Sciences, Williams Northwest Pipeline and Goldman Sachs, has its challenges, Bates said. In particular, Bates said working with different personalities and aiming to please everyone can be difficult. Keeping the building fully leased, however, has not been a problem, Bates said. Goldman Sachs occupies the fourth floor with 800 people. The entire building has about 1,500 occupants on a daily basis. Additionally, Bates manages the fullservice cafe, operated by The Point and located on site, as well as the five-story parking garage and the 17-acre property on which the building sits. By understanding the various aspects of property management, including engineering, financing, accounting and general management, Bates said he is a better property manager and has a better understanding of efficiency. Asking questions of his engineers and design team has also been helpful. “Having a knowledge of things like your mechanical systems is crucial,” Bates said. “How I really learned about efficiency is by getting my hands dirty. I have hands-on knowledge about how my building functions. It is important for property managers to understand not only the leasing and financing principals of their property, but also the nitty gritty parts.”

University of Utah President Michael K. Young announced the University’s Energy and Environmental Stewardship Initiative: 2010 Climate Action Plan on Sept. 16, 2010. The Initiative integrates the principles of social, economic and environmental sustainability into campus planning, design and operations, administration, curriculum and community engagement. The plan was formed to reduce the University’s greenhouse gas emissions and achieve carbon neutrality by 2050. The University has embarked on meeting its goals by evaluating virtually every aspect of University operations and mapping out a path to a sustainable campus that will save millions of dollars and have a positive impact on the environment. Areas of study included building efficiency,

Participating in organizations and continuing his education have also been key to the development of Bates’ career. He has been involved with the Institute of Real Estate Management (IREM), the Building Owners and Managers Association (BOMA) and the International Facility Management Association (IFMA), receiving his Certified Property Manager designation from IREM in 2008. He has also been proactive in furthering his education, with plans to receive a finance degree from the University of Utah. “Those contacts and those dialogues are crucial,” Bates said of his associates in those organizations. “Learning new concepts and new ideas is important. Change doesn’t happen by taking the same road all of the time.” Bates said he will continue to brainstorm new ways to get the Williams Building operating more efficiently — all part of his love for property management. “I just really fell in love with the property management business and real estate business as a whole,” Bates said. “It’s very fast paced. It’s always changing. There are always opportunities to learn. I love being able to get my hands and fingers into a wide breadth of areas. I love being involved in an industry where I can shake it up a little bit, rock the boat a little bit and come up with new concepts to run things more efficiently.” UF

transportation, renewable energy production, water use, campus gardens and landscaping, waste reduction, curriculum, research as well as community education. In regards to campus buildings, where more than 69 percent of campus greenhouse gas emissions are from heating, cooling, lighting and equipment, the University addressed three components in the plan: comprehensive metering of facilities to understand current use patterns, behavioral and administrative programs to address the human aspects of energy use and changes to infrastructure and equipment in order to reduce the use of fossil-fuel based energy. To download the entire EESI-CAP document visit www.sustainability.utah.edu. UTAH FACILITIES MAY 2011 I 43

plumbing design, potentially including solar, some geothermal and even fossil fuel co-generation during peak conditions. It’s also essential to consider part-load performance. The number of full-load operating hours can be as little as 1 percent of the annual hours. An hourly, full-year energy model is the only reliable method of optimizing all these options and trade-offs. As German engineers figured out decades ago, hydronics is the clear winner for energy distribution. Hence the saying, “The new green is blue.”

he head of the Department of Energy, Steven Chu, said the energy challenge facing us can be won by playing smarter. He used Wayne Gretzky, who didn’t waste time chasing the puck but moved to where the puck was headed, as an analogy. In the building HVAC industry, it would be wise to do the same. Learning from Others’ Mistakes A world of information is out there. For instance, the high energy costs in Europe for the past several decades have forced the building industry there to be energy efficient. They know from experience which systems and heating and cooling sources shine. Fancoils, heat pumps, high efficiency boilers and chillers, district heating and cooling, co-generation, active solar, radiant heating and cooling are all forms of hydronic systems. Virtually no packaged equipment or large central fan systems exist. A vast majority of new commercial projects in Germany use hydronics. In the United States, the number is close to 6 percent. In Germany, more than 60 percent of cooled commercial buildings use radiant cooling. Here, it is less than 1 percent. Like the flight of a puck leaving a hockey stick, it’s possible to predict the energy consumption of a building 44 I UTAH FACILITIES MAY 2011

before it is built. Sophisticated building energy modeling programs can help building owners make wiser decisions and save many times the investment in energy costs. Using What We’re Given Wisely Human energy needs are small compared to what the earth has and is blessed with, but this in no way justifies wasteful use of energy. When resources are used, economic benefit needs to be maximized. For example, co-generation using fossil fuels gives electrical power and thermal energy. The more flexible a building can be at changing sources of heat, the more efficient it can be. Similarly, if thermal energy can be stored until it is needed, additional savings result. This need for flexibility drives the design to a central heating plant versus distributed heating using natural gas or electricity. Centralized heating and cooling plants offer the opportunity to use the cooling energy as the source for heating energy. This can be done using a heat pump and can be extremely efficient if the heating distribution temperature is kept low. So the engineer needs to devise an engineered system – a central plant that allows fuel flexibility, energy recovery and possibly thermal storage. This will likely result in a hybrid

Steve Clark, president for Aquatherm North America, is a professional engineer who has worked as a development and applications engineer for the Trane Company and as an HVAC and energy engineer for consulting engineering companies, including his own firms, with an emphasis on building energy efficiency. UF

Distributing Energy With the heating and cooling sources optimizing, distributing the energy throughout the building is next. Five common methods of distributing energy within a building: 1. Sending electrons down a wire 2. Blowing air through a duct 3. Sending a fossil fuel down a pipe 4. Pumping a fluid through a pipe 5. Pushing a refrigerant through a pipe Pumping a fluid through a pipe is the most efficient and flexible method of distributing heating and cooling energy. The other four methods are not easily made compatible with centralized heating and cooling, often due to a lack of flexibility.

hvac

Microprocessor-Based Controls HVAC Systems Get Smart and Save Money By Marco Ireland

s building owners and managers, the top objective is to reduce costs. When exploring the many ways to increases building efficiencies, replacing old equipment and investing in solar or geothermal energies are popular solutions with proven energy savings. However, in these tight economical times, the high upfront costs and long return on investment are usually good enough reasons to put a hold on any efficiency project, even with the current incentives being offered by the government and energy companies. The ideal project would be low cost, have less than a two-year return on investment, be eligible for a utility rebate and have guaranteed results.

Two years ago, Duane Devey, Jordan School District facilities manager, would have told you that a solution like that does not exist. Devey installed an Intellidyne microprocessor on the main steam boiler and another on the pool boiler in December 2009. He received a rebate from the gas company and realized a return on investment in less than six months. In a comparative study done in February 2011, the gas consumption in 2009 versus 2010 was reduced by 14.77 percent of dekatherm usage, saving the school almost $17,000. The Intellidyne line of controls consists of add-on (retrofit) units that provide intelligent microprocessor control logic for commercial steam and

hydronic heating boilers, commercial forced air units, commercial refrigeration compressors and commercial airconditioning compressors. These control devices achieve energy savings by dynamically adjusting the differential of the operating-control of the energy system in accordance with the system’s energy load. That load is deduced from measurements made by the control units. The differentials cut-in point is dynamically adjusted in response to the load changes calculated by the controller. This allows the energy output of the controlled device to more closely match the energy requirements of the system, thereby minimizing overshoots in the

continued on page 46

Over the past year, several institutional and commercial facility management companies in Salt Lake City have installed the microprocessor on their boiler systems with the following results: Client

Location

Total Boiler Capacity

Savings

DTH Saved

Utility Rebate

SLC Facilities

349 Plaza

2,750,000

10.73%

361

$3,610.00

Granite School District

Fox Hills Elementary

3,323,000

15.19%

315.2

$3,152.60

Granite School District

Eastwood Elementary

3,753,000

17.74%

346.6

$3,466.40

CBRE

200 Civic Center Dr

3,800,000

15.93%

378

$3,784.40

CBRE

150 Civic Center Dr.

3,500,000

23.00%

416.5

$4,165.50

Jordan School District

Middle School Pool Boiler

6,760,000

12.34%

528.36

$3,815.00

Jordan School District

Middle School Main Building

12,130,000

10.48%

1,025.64

$3,815.00

LDS Church

Bountiful Regional Center

6,300,000

14.50%

386

$3,860.00

CBRE

215 State Street

3,600,000

12.94%

1,161.00

$3,472.50

Average Savings

14.76 Total DTH Saved

4,918

Total Utility Rebates

$33,141.40

Savings are based upon four-week pilot tests conducted by a local utility company and The Jordan School District that compared energy consumed when the installed controls were “IN” circuit versus energy consumed when the installed controls were “OUT” of circuit.

UTAH FACILITIES MAY 2011 I 45

continued from page 45 temperature of the controlled space. The energy load on the system is deduced from continuous time history data measured by the control device itself. This control strategy is in distinction to most current electromechanical controls such as thermostats, aqua-stats, pressure controls, where the control decision is based only on an instantaneous measurement. By matching the operating cycle of the energy system

more closely to the actual load requirements, energy savings of 10 to 20 percent can be achieved for almost all applicable installations. Higher savings are possible and have been documented in previous field tests. A normal boiler with an aqua-stat or pressure control as the sole burner control always develops the same energy output (near maximum and determined by the average value of the aqua-stat or

w w w. s a l t l a ke s b c. co m

2011

LOCAL REGIONAL GLOBAL MAY 20, 2011 | SALT LAKE CONVENTION CENTER

46 I UTAH FACILITIES MAY 2011

pressure control dead band). Since the system energy output is almost always significantly above the energy required by the controlled space, significant space temperature overshooting and boiler cycling occurs. The excess heat during the temperature overshoot is lost due to normal air exchange in the heated space while the excessive boiler cycling reduces boiler thermal efficiency during the transient portion of the cycle.This is why actual system thermal efficiencies are always much lower than the rated boiler steady state thermal efficiencies. Devey was the first facility manager in Salt Lake City to take advantage of this technology. However, the technology has been commercially available for 15 years and has more than 10,000 installations on the East Coast. It has consistently delivered a minimum guaranteed 10 percent of energy savings. Operational savings of more than 10 percent are always great to have, especially if the return on investment is less than one year and is eligible to receive a rebate of half the project costs from the utility company. But there is an even greater value to the building owner/asset manager. Because the value of a real estate asset is based on its net operating income and utility costs are a direct factor in determining the NOI, for every dollar saved on utility costs, you can increase the value of the building by its capitalization rate which is typically a factor of six to 12 times the NOI. Clear Green Partners is a distributor of green, energy-saving controls for commercial and residential buildings. We offer a complete line of controls for hydronic, steam and forced air heating systems, refrigeration systems and package/rooftop air conditioning units. For more information contact Marco Ireland at 801.274.2405 or mireland@cleargreenpartners.com UF

hvac

Rebates and Incentives Energy Efficiency Upgrades Cost Effective for Many Building Projects

nergy efficiency is fast becoming an integral part of the design for new construction and major renovation building projects. This is driven, in part, by a growing availability of incentives and rebates offered by utility companies. Attractive incentives are offered for a variety of measures that provide long-term energy and cost savings to building owners. When planning a new building or a major renovation project, make the most of your time and efforts and take advantage of incentive programs by following five key steps. Start as Early as Possible Energy efficiency is often an expensive afterthought. The earlier a design team considers energy efficiency,

the easier it is to incorporate into the final design. In the conceptual design phase of a new construction or major renovation project, a whole host of opportunities exist, but often disappear as the project progresses. Energy efficient features such as passive heating, natural lighting and building orientation offer great energy-savings potential, but must be considered and incorporated into the design from day one. Be Aware of Processing Times Many customers unintentionally exclude themselves from incentive eligibility by not becoming familiar with the necessary application process required by the utilities. For example, many utilities require an energy study to be completed and an incentive

agreement to be signed prior to issuing task orders or purchasing equipment. On projects with long lead times, this can be a critical issue. Many companies delay contacting the utility company until the equipment has been ordered and installed, which may result in exclusion from participation in the program and eligibility for rebates and incentives. Other programs do not require prequalification and allow the customer to submit receipts or invoices after project completion. Ask the utility company about processes and processing times as early as possible. Verify Eligibility It is crucial to determine eligibility

continued on page 48

UTAH FACILITIES MAY 2011 I 47

continued from page 47 before accounting for rebates. Contact the utility company during your project’s conceptual design stage to determine rebate eligibility of the measures being planned for implementation. Eligibility considerations may include scope of project, size and location of buildings, annual energy consumption and utility rate schedule. Spend Your Energy Dollars Wisely Typically, funds available for energy efficiency in new construction or major renovation projects are limited. Consult with a qualified engineering firm to prioritize energy efficiency measures based on their impact on the overall project budget and return on investment. For example, is an investment in high efficiency heating equipment more practical than investing in energyefficient windows and insulation? Awareness of the climate and location of your project will define the most effective energy efficiency measures to install. In climates with long winters, like Salt Lake City, it may be more effective to upgrade the high efficiency heating equipment than to improve the efficiency of the cooling system. In warmer climates, the opposite may be true. Varying types of buildings (hotels, data centers and factories) all use energy

48 I UTAH FACILITIES MAY 2011

hvac differently. A qualified engineering firm can help you evaluate which improvements will prove most cost effective for your project in the long run. Maintain and Provide Adequate Documentation Before beginning a project, the documentation required by the utility company should be reviewed and thoroughly understood. Failure to provide appropriate documentation may result in disqualification for incentives

What Documentation is Required? • Itemized invoicing • Receipts • Submittals • Equipment labels

Many utilities require submittals, specification sheets (also known as “cut sheets”) or invoices in which energy efficiency measures are itemized. Others require an expert to test and verify that the systems installed are running efficiently. In any case, work to understand the specific requirements for each utility program and incorporate them into the project timeline. The requirements are generally easy to satisfy with a little planning and preparation. The upfront costs of incorporating high-efficiency equipment into your design may be greater, but long-term energy cost savings coupled with available incentives make investing in energy efficiency cost-effective for many building projects. When planning to participate in a utility rebate or incentive program, plan ahead, allow time and organization of your project and keep documentation current along the way.

• Commissioning reports and rebates. For example, utility companies require that NFRC (National Fenestration Rating Council) efficiency stickers be retained from new windows and submitted to receive a rebate. After installation, collect the stickers on a sheet of paper, keeping them in one place for easy submission.

For more information about energy efficiency, technical assistance, and how to take advantage of rebates for natural gas equipment, contact QuestarGas® Company’s ThermWise® program representatives at ThermWise.com or call 1.800.567.3460. Additional resources and incentives may be available for electric equipment by visiting rockymountainpower.net/wattsmart. UF

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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Sustain Ability Develop the Skills to Balance the Environmental, Social and Economic Impacts of Consumption By Ivan Weber

ustain ability: Our ability to sustain. So simple, right?

But if this is considered the simplest of sustainability definitions, it is also the most personal. Not just ‘tool, technology, technique or tip,’ sustainability can’t be bought off the shelf, custom manufactured and delivered one day, nor hired from the minds of brilliant consultants. We — you, I, all of us — must sustain whatever it is we’ve set out to sustain, for as long as we say we’re going to sustain it, according to indicators that we agree to use as measures of our progress (or lack of it, as the case may be). Utah is reported to be at the epicenter of climate change severity in upcoming decades or centuries, apparently due to human-caused fossil fuel emissions, compounded by our climatic position on the continent. The air we breathe “right

here in river city” can be the dirtiest in the country, while other pervasive changes are occurring to landscapes, resources, habitats, populations due to built environmental impacts. Some changes are so gradual as to defy observation, identifiable only through rigorous scientific analysis. Other changes are precipitous, shocking us with their threat. Few changes appear positive or healthful, either for us or the environment. How are we to think? How are we to act, and on what scale of priorities, investment and effort? How can we be reasonably sure that our choices are effective or justified relative to other choices we could have made? What are the best options among the frenetic swarms of words, best practices, financing strategies, gadgets and promises?

Little Me, Make a Difference? (I’m Not Even a Dot on the Planet) By Don Aslett

isiting Hawaii once, my wife and I were walking from our beachfront hotel through a yard full of fragrant flowers. I stopped and picked one of the plumaria flowers from a tree and romantically stuck it in my wife’s hair. A neatly dressed gardener nearby looked up and pleaded, “Please don’t pick the flowers. If everyone did, the tree would be bare in a single day, and stay that way for the rest of the year, with nothing left for others to enjoy.” That was a right-on-target lesson that I deserved to hear. I was not alone in my little urges and activities. With all of those other people out there on this planet, there is a surprising multiplication of our actions, even the smallest ones. Thus a seemingly insignificant act can cast a long shadow. Such as recently when a middle-aged couple caught up with me at an event I was 50 I UTAH FACILITIES MAY 2011

attending. The woman grabbed me by the arm and blurted out, “Oh, Mr. Aslett, we attended one of your cleaning seminars 25 years ago in Riverside. It was wonderful and made a great change in my life.” She went on to compliment me further until her husband, who was not so taken with all of this, stepped up somewhat grumpily and said, “Yeah, I remember going there, and I only learned one thing — to turn my socks and underwear right side out after I took them off and before I put them in the hamper. That’s all I got out of it.” His wife, still clinging enthusiastically to my arm, said, “Yes, and he has done it every day since. That’s 25,000 times I’ve been saved having to do that myself before I put them in the washer.” The same is true of single, little, daily, earth-friendly actions like recycling that can or jar instead of trashing it or

remembering to use the reusable grocery bags you bought, instead of paper or plastic. As one pebble tossed into a still pool can generate a hundred ripples, one single wise principle or act can have unimaginable cumulative value. Good or bad is never a stand-alone process, because no man is an island. It all counts, now or later. Our little individual actions, all added up, will determine our ultimate outcome: the future of the world. Don Aslett, the founder of Varsity Contractors, has revolutionized both the home and the workplace with his popular cleaning services, products and books. He has written more than 30 books relating to building maintenance. UF

social responsibility We have no word that combines ‘sustain’ with ‘responsibility,’ but that’s where the rubber hits the environmental road. For designing and constructing sustainable places, we must take responsibility for developing the skill sets and specific capacities to balance the environmental, social and economic impacts of consumption with lasting benefits. Paraphrasing David Orr, we have to reconcile intentions with results. Our industry lacks a counterpart to the Hypocratic Oath, by which we would pledge to do our work responsibly, seeking to do no harm, and to apply our best efforts to creating best results. Short of instituting such an oath, each of us should find our own version. Ivan Weber, LEED-AP, is the principal and owner of Weber Sustainability Consulting and the past USGBC Utah board chair and founder. He can be reached at 801.355.6863 or ivan@webersustain.com. UF

Salt Lake Sustainable Building Conference Targeting a Sustainable Future: Local, Regional and Global Salt Lake Sustainable Building Conference 2011 will be held Friday, May 20, 2011, at the Salt Palace Convention Center. Sponsored by the U.S. Green Building Council-Utah Chapter, this year’s SLSBC will expand its vision to reach out to local, regional, global ideas and solutions to the challenges of sustainable planning, design, building, O&M and adaptive re-utilization of existing facilities. Three keynote speakers will include Ron Jones, one of the acknowledged ‘fathers’ of the green building movement and director of Green Builder Media, Liz Dunn, director of Preservation Green Lab, will illuminate issues of cost, resource and emissions savings, ways of indexing the value of historical preservation, and Dr. Joseph Cory, founder of GEOTECTURA, will close with a vision of technologies and the futuristic thinking for a balance of natural and built environment. For more information visit www.saltlakesbc.com/2011_sustainability_conference.html.

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Energy Efficient Upgrades Encouraged by U.S. President and AGC By Rich Thorn

n his State of the Union, President Obama proposed new efforts to improve energy efficiency in commercial buildings across the United States with the Better Buildings Initiative. The initiative is meant to make commercial buildings 20 percent more energy efficient by 2020 by offering incentives to building owners who upgrade offices, stores, schools and other municipal buildings, universities and hospitals. The Associated General Contractors of America applauded the initiative, which parallels the association’s Building a Green Future plan. “The President’s new effort to encourage energy efficiency upgrades for the nation’s commercial building inventory will make our economy more efficient, more vibrant and more competitive. Encouraging efficient upgrades will do much more to safeguard our environment and reduce power consumption than any current ‘cap and trade’ proposal ever would,” said Stephen E. Sandherr, chief executive officer of the Associated General Contractors of America.

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“And unlike restrictive environmental legislation or regulatory actions, the President’s new proposal will actually stimulate new economic activity and create needed jobs for a construction sector that has seen unemployment rates above 20 percent for much of the past year.” Nearly 40 percent of the nation’s energy is used to power buildings, including lighting, heating and cooling, appliances and electronics. Green buildings conserve raw materials, incorporate green products and reduce or recycle waste; they are designed to reduce stormwater runoff, use less energy and water, and use renewable energy sources, according to the AGC’s Building a Green Future Plan. Green, non-residential starts are expected to grow to 20-25 percent by 2013 with 15 million new buildings estimated to be constructed by 2015, according to the plan. AGC believes tax incentives, Building STAR, modernized government buildings, local incentives and continued research will help to improve the environmental performance of buildings and building materials and

products, as well as create new jobs in the construction sector. Besides outlining ways to make transportation, water and land resources and power generation greener, the Building a Green Future Plan offers suggestions for how contractors can make their practices more sustainable. 1.Invest in Construction Equipment 2.Reduce Waste from Construction and Demolition 3.Increase Use of Recycled Materials and Industrial Materials in Construction 4.Incorporate Environmental Stewardship into Day-to-Day Operations 5.Participate in Green Jobs Training “Cutting the amount of energy consumed by older buildings and wasted on crowded roads, aging power lines and dated water systems will result in significant cuts in emissions, new protections for the environment and immeasurable energy savings,” states the Building a Green Future Plan. “As important, increasing demand for green buildings, efficient infrastructure and

construction greener construction practices will provide a much-needed boost for the hard-hit construction industry.â&#x20AC;? By improving the energy efficiency of commercial buildings in the United States, building and business owners should be able to reduce their energy bills by about $40 billion at todayâ&#x20AC;&#x2122;s prices, money that can be better used to hire more workers, invent new products and create shareholder value. Existing tax and other incentives for commercial building retrofits will be a part of the initiative as well as a competitive grant program. The Administration is also working to

provide more workforce training in energy auditing and building operations. Rich Thorn is president and CEO of Associated General Contractors of Utah. He can be reached at 801.363.2753. The AGC of Utah is the stateâ&#x20AC;&#x2122;s oldest and largest non-residential construction trade association with more than 500 members who perform the majority of all non-residential construction in Utah. UF

Challenging Economy Causes Havoc on Construction Industry amid Bright Spots The construction industry has been brutally hurt during the recession, resulting in one of the highest unemployment rates in any segment. This was among the findings of a recent survey and subsequent report released by the Leverich Group. The national construction unemployment rate, which sat at 21.8 percent in February, is more than twice the national unemployment rate for all sectors. High unemployment, the housing slump, tight to non-existent credit and an unstable economy, have all caused havoc on the construction industry, the report stated. While more contractors benefited from economic stimulus funded projects last year, there still was an overabundance of companies and workers for the amount of available work. Competition on bids was listed as the top impact on profitability with a 4.72 rating out of a possible five. With less opportunity, contractors had to cut workers, benefits, overtime and all extra expenses to survive. Fifty-eight percent of contractors reduced their labor force in 2010, according to the report.

Eighty-two percent of contractors plan to hold wages in 2011. Only 12 percent plan to give wage increases, on average of 5.6 percent, and six percent of contractors said they would decrease wages by an average of 12.5 percent. The annual report, based on over 100 company responses in the Utah region, identified a few bright spots. The NSA Data Center at Camp Williams, highway projects and several private commercial projects may placate construction companies as they wait for more work. Many companies are seeking opportunities outside of the state and in new areas of operation. Contractors are also anxious to hire more employees. Contractors are hopeful they can open existing positions and add new positions within the next 6 to 18 months.

The 2011 Construction Business Outlook is the 17th annual wage and benefit analysis completed by the firm. Leverich Group has served the Utah construction market for over 35 years. They can be contacted at 801.364.4949 or information@leverich.com.

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snow and ice management

Radiant Heating Viable Alternative to Salting By Tracy L. Stanger

he rising concern for energy and the environment has led commercial building contractors and facility managers to search for longlasting and efficient snow and ice removal systems. Radiant heat is one such trending product segment or technology for commercial buildings. Many choices are available for those looking for sustainable heating options and snow and ice removal. Radiant heating systems can be supported with a variety of energy efficient options that include solar, geothermal, electricity and water based hydronic heating. Each offer sustainable options and can adapt to the best energy resource geographically available. Radiant heat used in concrete sidewalks and entrances also eliminates the need to use salt and other deicing chemicals. While concerns for the environment are on the rise, liability and safety are also issues property managers are trying to address. Snow-melting salts and chemicals are manually applied to prevent dangerous slip and falls. Building managers are aware that the liability for someone slipping and sustaining injury can be financially devastating. Snow and ice removal is the best prevention and investment to avoid these costly accidents. Although salt is commonly used, it requires someone to manually apply it before others tread on icy stairs, sidewalks or entryways. In fact, too much salt can be considered a hazard because it can be like stepping onto marbles on a slope. Icy paths can be dangerous. Millions of tons of rock salt (most commonly, sodium chloride) are dumped across the country on an annual basis to help melt ice more quickly in colder weather. All of that excess salt can build up in the soil over time and prevent plants from absorbing moisture and 54 I UTAH FACILITIES MAY 2011

nutrients, effectively killing vegetation. In addition, salt can also cause metals to leach from the soil, which then enter waterways through drains during rainstorms, causing harm to wildlife down the line. Rock salt can also enter groundwater supplies, polluting drinking water. According to the National Research Council, Americans dump between 8 to 12 million tons of salt on roads per year. Massachusetts, New Hampshire and New York report the highest level of salt use, with New York weighing in at 500,000 tons per year. The New York State Department of Transportation requires a road-salt application rate of 225 pounds per lane-mile for light snow and 270 pounds per lane-mile for each application during a heavy snow storm. Automated snow melting systems get the job of removing dangerous ice and snow at any hour of day without employee intervention. Advanced moisture sensors detect cold temperatures combined with precipitation to activate the systems and then turn them off after the inclement weather has passed. No one is paid overtime in the middle of the night to remove snow or paid to upkeep tractors and snow blowers. And salts and chemicals, which can be eliminated, shorten the life of concrete, leave white dusty residue and

eventually leach into the landscaping and drinking water. The alternative solution to a sustainable snow removal system is expanding beyond tossing salt over shoulders. Start with understanding your options and think long-term about your patrons safety coupled with an efficient solution. A pervasive dependence on damaging energy sources exists and can be tackled with smart alternative solutions. Efficient use of energy is the most immediate and cost-effective step toward the reduction of harmful energy sources that distress our local and global environment. Efficient heating solutions, such as radiant heating, can be supported by renewable energy sources such as solar, wind, biomass, geothermal and hydropower methods that combat the use of unsustainable fossil fuels. The conscientious use of sustainable heating solutions for commercial structures is a practical step toward a more secure and healthy future for everyone. Tracy Stanger is the owner of WarmZone Premier Radiant Heating. He is also in charge of business strategy and development. He can be reached at 801.326.5110 or tracy.stanger@warmzone.com. UF

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