Canadian Facility Management & Design

JULY 2017

PONDEROSA COMMONS MIXED-USE FACILITIES ACTIVATE COMMUTER CAMPUS YEAR ROUND AT UBC

ADVANCED SUBMETERING

REAL-TIME ENERGY MANAGEMENT

CLEAN DESK POLICIES

DATA SECURITY IN THE ‘PAPERLESS’ OFFICE

PEST MANAGEMENT PA R T O F T H E

TIPS FOR FOODSERVICE FACILITIES

P A R T

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33

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On the cover: The three buildings that make up UBC’s Ponderosa Commons maintain transparent sightlines at street level; pictured are a painted steel stair and mirrored stainless steel soffit. Page 16.

COVER PHOTO: ADRIEN WILLIAMS

[ contents ] 10

PHOTO: MARTIN TESSLER

CANADIAN FACILITY MANAGEMENT & DESIGN

16 A print studio is one of the academic spaces in UBC’s mixed-use Ponderosa Commons.

12 THE CASE FOR A CLEAN DESK POLICY

Even ‘paperless’ offices face fraud risks from unsecured documents.

14 HOW TO KEEP PESTS OFF THE MENU Campus cafeterias have all the ingredients for problems with critters.

16 COMMON GROUNDS

UBC breaks down academic and other silos with mixed-use campus hubs.

24 ADVANCED SUBMETERING DIGS DEEP

New generation of technology facilitates real-time energy management.

28 ACTIVE LEARNING The latest education furniture suggests today’s students are gathering around collaboration tables.

27 columns

departments

6 OBSERVATIONS 10 FM ERGONOMICS 12 FM EDUCATION 14 OPERATIONS & MAINTENANCE 22 DESIGN 27 SUSTAINABILITY 30 LAST WORD

8 FOUNDATIONS 26 INFOGUIDE

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[ observations ]

BY MICHELLE ERVIN

SCHOOL’S (NOT) OUT FOR SUMMER

T

he sharing economy, as its name suggests, is unlocking ways to use resources ranging from cars to condos more efficiently.

For example, in the case of home-sharing, when home owners are away, space that would otherwise sit idle can be rented by tourists at a cheaper rate than a hotel room.

In the world of commercial real estate, co-working offices have opened up opportunities for companies to meet their short-term space needs and organizations have moved to agile models where there are fewer, unassigned workstations than employees. The latter move recognizes that bums are not always in seats, and having this flexibility facilitates space optimization.

Post-secondary institutions generally stand in contrast, with sprawling footprints and four months of relative inactivity. The University of British Columbia (UBC) is tearing up that template with mixed-use hubs that see conference facilities and residences rented out during the summer months.

Ponderosa Commons, the first of five planned mixed-use hubs, is the subject of this month’s cover story. Not only does the increased use of the facilities improve utilization and raise revenue, but it also enlivens the commuter campus, even through the evening, by integrating academic, commercial, residential and social spaces.

The spare design comes from KPMB Architects, who worked in joint venture with HCMA Architecture + Design on the project, which was delivered on a shoestring budget considering its scope.

Also in CFM&D’s education facilities issue, you will find articles on a labelling change that could reduce food waste and pest prevention tips for food service facilities. Plus, our regular round-up of new products showcases the kind of collaboration tables that are increasingly likely to be found in classrooms.

It only makes sense that post-secondary institutions would apply lessons from the sharing economy. Students are likely among its earliest participants — and especially prone to the fallout of inefficient use of resources in the form of climate change.

JULY 2017 Volume 32, Issue No. 2 PUBLISHERS: Stephanie Philbin stephaniep@mediaedge.ca Sean Foley seanf@mediaedge.ca EDITOR: Michelle Ervin Tel (416) 512-8186 ext 254 michellee@mediaedge.ca SENIOR DESIGNER: Annette Carlucci annettec@mediaedge.ca WEBDESIGNER: Rick Evangelista ricke@mediaedge.ca PRODUCTION MANAGER: Maria Siassina marias@mediaedge.ca PRODUCTION COORDINATOR: Nadya Domingo nadyad@mediaedge.ca CIRCULATION: Aahish Sharma circulation@mediaedge.ca (416) 512-8186 ext. 234 PRESIDENT: Kevin Brown kevinb@mediaedge.ca DIRECTOR OF DIGITAL MEDIA: Steven Chester stevenc@mediaedge.ca EDITORIAL ADVISORY BOARD Barry Brennand, Merlin Consulting Group; Jaan Meri, P.Eng., Consultant; Alex K. Lam, MRAIC, The OCB Network; Janine Reaburn, LoyaltyOne, LEED ® AP

Canadian Facility Management & Design (CFM&D) magazine is published six times a year by MediaEdge Communications Inc., 5255 Yonge Street., Suite 1000, Toronto ON M2N 6P4; Tel (416) 512-8186; Fax 416-512-8344; email: circulation@mediaedge.ca SUBSCRIPTIONS Canada 1 yr $50* 2 yr $90* USA 1 yr $75* 2 yr $140* Int 1 yr $100* 2 yr $180* Single Copy Sales Canada $15*

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Authors: CFM&D magazine accepts unsolicited query letters and article suggestions. Manufacturers: Those wishing to have their products reviewed should contact the publisher or send information to the attention of the editor. Sworn Statement of Circulation: Available from the publisher upon written request. Although Canadian Facility Management & Design makes every effort to ensure the accuracy of the information published, we cannot be held liable for any errors or omissions, however caused. Printed in Canada.

Copyright 2017 Canada Post Canadian Publications Mail Sales Product Agreement no. 40063056 ISSN 1193-7505 Return undeliverable Canadian addresses to: MediaEdge Communications Inc., 5255 Yonge St., Suite 1000, Toronto, ON M2N 6P4

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» foundations » GROWTH IN CO-WORKING

BY THE NUMBERS Most of the 176 corporate real estate professionals reached by a recent CoreNet Global and Cushman & Wakefield survey reported wanting to offer flexible working options as a way to optimize space utilization. Here are a few more of the figures from a press release announcing the survey’s findings:

54%

5-MIL

#1

The share of professionals who want to lease space from coworking operators.

The amount of coworking space in Asia, measured in square feet, in 2016.

WeWork is the largest occupier of corporate real estate space in New York.

“Co-working practices are gaining momentum,” observed Sigrid G. Zialcita, C&W’s managing director, research & investment strategy, Asia Pacific. “It is fast becoming a part of the corporate culture at many organizations.”

8 CFM&D | Part of the REMI network | www.REMInetwork.com

INITIATIVE COULD FUEL FM TALENT PIPELINE An IFMA Foundation initiative designed to plug holes in the FM talent pipeline could be coming to Ontario. Jeff Tafel, executive director of the IFMA Foundation, speaking in May at Facility Fusion Canada in Toronto, said that bringing a project piloted in the U.S. to the province was on the agenda in morning meetings.

“We’re just starting an Ontario-specific initiative. We want to do the same kind of things we did in California here, and at this point we’re seriously looking into the likelihood of actually starting an IFMA Foundation of Canada,” said Tafel. “It will be the same mission, the same effort, the same templates, but we’ll be able to raise money here in Canada, keep the money here in Canada, to make this all happen here.”

The pilot project came as part of the IFMA Foundation’s global workforce initiative, which has the goal of making facility management a career of choice.

Too few people plan to enter the field, Tafel said, so the initiative has focused on reaching high school students and professionals in other fields, related or not, contemplating a career switch.

Carried out in San Bernardino, California, the pilot project was instructive for the IFMA Foundation in figuring out how to get into classrooms to showcase facility management as a possible career path. The challenge, said Tafel, was that high school teachers wanted to know where, locally, to refer interested students for education and training before introducing them to the profession.

However, local colleges and universities wanted assurance that there was a pool of interested students before rolling out education and training.

The IFMA Foundation eventually found an education partner in San Bernardino County. The partner identified other stakeholders that would need to be involved to gain traction, said Tafel, such as key employers who could create internship opportunities.

Tafel said that since then, the IFMA Foundation’s Essentials of Facility Management materials have become available to all 113 schools in California’s community college system. So far, one community college in San Bernardino is on board to introduce the materials to its curriculum, with another eight community colleges poised to launch two-year facility management programs.

Through the pilot project, Tafel said the IFMA Foundation also learned that facility managers were in such short supply in southern California that hiring managers were primarily promoting from within. As a result, there was a need for training applicable to these mid-career professionals. This has created an impetus to ensure a full range of options, from the Facility Management Professional (FMP) designation to four-year programs, are available at colleges and universities.

The initiative has since rolled out to Texas, where progress has been swift now that the IFMA Foundation has a formula for success, said Tafel. Identifying existing facility management programs at colleges and universities is part of that formula.

The initiative is also being introduced in the northeastern corridor, and now Ontario is on the horizon.

“Our goal is to have a number of colleges and universities within 24 months offering all levels of education programming,” Tafel said of the Ontario-specific initiative.

The IFMA Foundation is also developing materials to support volunteers who go to speak to students in programs such as science, technology, engineering and math (STEM) about the facility management profession, he said. And a website designed to inform students about careers in FM is due to go live in time for World Workplace in the fall.

[ fm ergonomics ]

This page sponsored by

BY AARON MILLER

FINDING THE RIGHT FIT The office environment may be evolving, but the task chair retains its throne as a staple of the workplace. Tips on selecting the right product based on price, user testing and aesthetics

periods of time sitting can be stressful on the body, especially the low back, hip flexors, shoulder and forearm areas.

The design of the office chair must be able to support the body.

To select the right office chair for an organization, consider price, user testing, and aesthetics.

PRICE

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Employees typically spend more than 1,600 hours per year sitting in office chairs, assuming an eighthour work day with breaks.

A

s the office environment and the technology workers use are changing at a rapid pace, the office chair and desk remain much the same as the centrepiece of any office.

However, while many organizations focus on the design and layout of the desk and furniture systems, the office chair can be an afterthought.

It shouldn’t be, considering the amount of time that a typical employee sits in the chair doing work: more than 1,600 hours per year assuming a typical eight-hour workday including breaks.

For organizations, or even individuals working from a home-based office, there needs to be as much thought put into selecting the office chair as designing the rest of the office. The office chair provides a structural support for the body during sitting to reduce the overall risk for musculoskeletal injury. Spending long

There are many different types of chairs on the market, ranging from $90 at a big box retailer all the way up to $2,000 or more per unit.

The higher the price, the more adjustability and the higher the grade of fabrics to choose from. An office chair that has an adjustable back area, arms, and other features, typically ranges from $700 to $1,200.

The lower the price, the fewer the adjustable features. There is also the risk that the chair will not fit everyone in the organization.

It’s best to visit an office furniture store to look at different models and talk to the sales representatives about the ability to do user testing to see if the chair is right for the organization. Most office furniture stores will support this type of testing.

USER TESTING

User testing involves having different people from the organization try out the chairs. This step can be formal, with surveys and evaluation, or informal, with employees simply asked how the chairs fit.

User testing is important, as selecting the wrong chair, or selecting an expensive chair with features that will never be used, can be costly.

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User testing is important, as selecting the wrong chair, or selecting an expensive chair with features that will never be used, can be costly. To help with this step, most office furniture stores will allow companies to try out several chairs.

During this stage, some companies hire an ergonomist who can assist with the user trial to ensure that each chair is properly adjusted to fit each person.

There are three important ergonomic features that will decrease the risk of musculoskeletal injury: 1. Adjustability of the arms, seat height and low-back areas to fit differentsized people.

2. Adjustability of both the seat height and depth, which is especially important for both larger and smaller employees.

3. Adjustability of the backrest for lumbar support and tilt.

During testing, it’s important to get a representative sample of employees who will be using the chair, including people of different heights. Some chairs may

fit a tall individual well but may be too big or lack enough low back support for a shorter person. Consider quickly surveying staff on the different features of the chair, and ultimately have staff rank the chair.

Instead of lining chairs up in a row for employees to try out, have different employees use the chair for several hours in their work area. That way they can see how the chair fits them when working, what fits well, and what would need to be changed. For example, even with a great-fitting chair, some shorter employees may need a foot rest to support their lower legs. The user trial is important because the employees trying the chair will be the ones using it every day, so the chair needs to fit their bodies.

AESTHETICS

When looking for office chairs, many individuals are attracted to the stuffed leather executive chair; however, many

of these chairs lack the adjustability and, after a month or so, users are suffering from a sore lower back and shoulders.

No matter what the design, the chair needs to be adjustable to fit the body.

Select a type of chair based on both price and user testing first, and then work with the office furniture store to look at possibilities for fabrics and design.

The chair can be a beautiful piece of furniture that complements the office design or stands out as a statement piece.

Often overlooked, the office chair is one of the most important tools in the office. By taking an ergonomic approach and involving users, the process of selecting a chair can be both a safety-promoting and team-building opportunity for the organization. In addition, investing in good office chairs can help reduce operating costs by lowering time lost due to musculoskeletal injuries and contribute to a satisfying work environment. | CFM&D

Aaron Miller is a Canadian Certified Professional Ergonomist (CCPE) and an ergonomic consultant based in Kelowna, B.C. He can be reached at aaronmiller764@gmail.com.

July 2017 CFM&D 11

[ fm education ]

These pages sponsored by

BOMI

BY KEVIN POLLACK

C A N A D A

THE CASE FOR A CLEAN DESK POLICY Even so-called paperless offices face fraud risks from unsecured documents such as shipping labels, but there’s a workplace program that can help protect sensitive information. Here’s how

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Asking employees to file or lock up documents at the end of the day makes for tidy offices first thing in the morning.

D

espite a shift towards online storage and the growing popularity of the “paperless office,” paper documents continue to be prevalent in Canadian workplaces. More than half of Canadian C-suite leaders and small business owners (58 per cent and 59 per cent, respectively) believe that the volume of paper they use in their organization will either stay the same or increase in the next year, according to the Shred-it 2017 Security Tracker Survey.

The survey also found that the majority of Canadian businesses have policies in place to ensure formal business documents — such as legal, financial and tax records — are securely

In order to have a truly effective fraud mitigation strategy, business leaders need to understand all points of vulnerability within their organization. It’s key for businesses of all sizes to establish information security policies that apply to all sources of fraud or identity theft — including unexpected, everyday paper documents.

POINTS OF VULNERABILITY

stored and destroyed. But all too often organizations overlook everyday paper items in their data protection strategies.

These seemingly harmless sheets and slips of paper that accumulate on desks, in open recycling bins and by the printers can contain highly confidential and sensitive information that could subject an organization to fraud.

A simple and cost-effective fraud prevention technique is to implement a clean desk policy, which requires all documents to be stored in locked filing cabinets when employees are away from their desks. This policy not only reduces an organization’s risk of fraud, but also encourages employees to declutter often and fosters an appreciation for the importance of information security.

12 CFM&D | Part of the REMI network | www.REMInetwork.com

Consider this: An employee receives a package at the office, removes the contents, breaks down the shipping box and tosses it into the recycling bin. But what about that shipping label still stuck on the box that’s now in an unsecured bin? Beyond the company address, shipping labels can potentially include tracking codes or account numbers. This information — especially if it’s combined with other information a fraudster may have gathered about the organization — presents a “hidden” security concern that can expose employees or the company to risk.

PowerPoint presentations are another commonly encountered example of risky everyday documents. While presentation decks are typically developed and delivered digitally, there’s still a tendency to print and distribute hard copies to clients, customers or colleagues. Slide decks can be a prime source of sensitive information about an organization’s finances or intellectual property and there is no way to monitor these printed decks once distributed.

Receipts, resumes and boarding passes are other examples of unexpected — and often overlooked — sources of sensitive information that can leave employees or an organization vulnerable to fraud if misplaced.

DEPLOYMENT AND ENFORCEMENT

Consider the following questions when

rolling out a clean desk policy in the workplace: What does a clean desk policy look like in practice?

On a daily basis, employees should follow the “three p’s of office organization:” plan, protect and pick up. Employees should start each day with a few minutes of planning to organize the documents needed and file the documents not needed. Then, whenever employees step away from their desk, they should take a look to see if any of the papers left out contain sensitive information.

If so, they should place the documents inside a folder out of sight. Lastly, when employees leave in the evening, they should file all documents or lock them up. As an added benefit, the office will be tidy first thing in the morning!

How does an organization roll out a clean desk policy?

Start at the top, by having senior managers follow and promote the policy. Also put it in writing, making clear instructions available to employees on how to follow the policy and why it’s important. Recognize too that an organization simply can’t have a clean desk policy if employees have nowhere to securely store documents. Consider purchasing small, lockable storage boxes that fit under desks.

How does an organization enforce a clean desk policy?

Post signs in key areas of the office reminding employees to follow the policy and appoint a manager from each department as monitors to check everyone’s desk at the end of the day. Keep track of employees who don’t follow the policy, creating and using a desk tent or a door hanger with a reminder that they left sensitive documents on their desk. Come up with creative rewards for employees who follow the clean desk policy — for example, a contest between departments.

To complement a clean desk policy, organizations should consider implementing a shred-it all policy. This policy eliminates the guesswork of what is and isn’t considered confidential by requiring employees to shred all

documents. All shredded paper is then recycled, adding an important environmental benefit.

Canadian organizations must remember to be vigilant about document security and keep in mind that everyday paper documents — if disposed of

improperly — can put individuals and businesses at risk of fraud. Deploying a few simple, yet effective, information security policies can go a long way towards ensuring businesses protect their customers, their reputation and their people. | CFM&D

Kevin Pollack is senior vice president of Shred it. In his role, Kevin focuses on excellence in sales, marketing and customer experience. He has a passion for service line enhancement, driving growth and commercial strategy.

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2017-04-05 2:15 PM

[ operations & maintenance ]

BY DR. ALICE SINIA

HOW TO KEEP PESTS OFF THE MENU Facilities such as campus cafeterias have all the ingredients for problems with critters that can cause foodborne illness. A pest management expert shares best practices for managing this risk

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Flies, cockroaches and rodents are the most common pests to invade foodservice facilities.

F

ood safety is a top priority for foodservice establishments such as campus cafeterias and mall food courts.

Keeping pests out of these facilities can help prevent diners from getting sick and missing school or work. To help protect those diners, it’s important to know what attracts pests, which pests to look for and how to keep them away.

Foodse r v i c e e s t a b l i s h m e n t s provide the food, water and shelter that pests seek out. They look for easy ways to get inside —

whether it’s through open doors or on shipments.

These pests are more than just a nuisance or an unattractive sight for diners. When left unchecked, pests can cause structural damage to buildings and contaminate food by spreading pathogens, which can cause illness and result in negative health inspection scores.

The most common pests that invade foodservice facilities are flies, cockroaches and rodents.

Flies contaminate food not only by their physical body parts, but also by carrying and transmitting hundreds of

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harmful microorganisms, including E. coli and salmonella. They readily spread disease because they move quickly from rotting, germ-laden garbage to exposed human food and utensils. Unfortunately, because of their ability to fly, flies will be obvious to patrons, and are seen more frequently in dining rooms than any other pest.

Cockroaches can enter a facility through cracks as small as one-sixteenth of an inch as well as crevices, vents, sewer and drain pipes, and shipments.

They can carry more than 30 types of bacteria, trigger allergies and cause food poisoning. Cockroaches are great hiders so keep an eye out for cast skins (the skin they shed as they grow), sputum (a dark material cockroaches spit up) and droppings (which can be similar in appearance to flakes of pepper).

Rodents will eat almost anything.

They often can get inside on deliveries and can also fit through holes as small as a dime. Rodents can transmit disease and contaminate 10 times the amount of food they consume through bites, saliva, urine and droppings, as well as through the lice, fleas and mites that they carry on their bodies. They carry and transmit pathogens that cause salmonellosis (food poisoning), lymphocytic choriomeningitis and hantavirus pulmonary syndrome. These pests also cause structural damage and chew through electrical wires, which can cause a fire.

An Integrated Pest Management (IPM) program can help keep these common pests out of foodservice facilities. The environmentally responsible approach to controlling pest activity involves working with a pest management provider to assess the situation, take corrective actions and monitor their effectiveness. An IPM program can also help reduce chemical applications, which is key when working

with food — especially in schools and around children.

What follows are some best practices for pest management programs in foodservice facilities.

It’s important to keep things clean, and there are a few key areas to pay attention to in foodservice facilities.

Countertops and tables should be wiped down regularly and any spills cleaned up immediately. Any leaky sinks, vending machines or ice machines should be repaired quickly.

Trash cans should be lined and kept shut with tightly fitting lids to reduce the odours that attract pests and taken to the dumpster often and washed down regularly. In high-risk areas such as this, install and use appropriately labeled odour-neutralizing products.

Similarly, recycling bins that contain empty beverage bottles and cans should be cleared out on a daily basis to prevent fly breeding and have their bottoms cleaned and lining replaced each time.

Dumpsters, which should be located

as far away from the building as possible, should also be washed down regularly.

Floors should be swept, mopped and vacuumed, and floor drains should be monitored and sanitized regularly to prevent clogging.

Small cracks and crevices should be targeted for dust and debris removal with a HEPA (high efficiency particulate air) filter.

Staff lockers are another area that should be monitored and cleaned frequently.

It’s also important to prevent pests from entering foodservice facilities.

The exterior of the building should be regularly inspected for cracks and crevices, as well as gaps that can develop

around utility pipes. Seal any openings with weather-resistant sealant; install door sweeps and weather stripping to close gaps around doors and windows; and use screens on windows and doors.

Ensure vegetation is not touching the building.

Incoming shipments should be inspected for the presence of pests.

Once received, food should be kept in tightly sealed containers on shelves above the floor.

IPM requires ongoing diligence, but the hard work will help to spot potential issues in foodservice facilities before they turn into a pest infestation and put diners at risk for foodborne illnesses. | CFM&D

Alice Sinia, Ph.D. is Quality Assurance Manager – Regulatory/Lab Services for Orkin Canada focusing on government regulations pertaining to the pest control industry. With more than 15 years of experience, she manages the Quality Assurance Laboratory for Orkin Canada and performs analytical entomology as well as provides technical support in pest/insect identification to branch offices and clients. For more information, email Alice Sinia at asinia@orkincanada.com or visit www.orkincanada.com.

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July 2017 CFM&D 15

FACILITY DESIGN

PHOTO BY NIC LEHOUX

�

The Faculty of Arts is one of the academic users located in UBC’s Ponderosa Commons, which features master-level studios.

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COMMON GROUNDS UBC is breaking down academic and other silos with Ponderosa Commons, the first of five mixed-use residences designed to activate the commuter campus all year long

BY MICHELLE ERVIN

I

t’s common for commuter campuses to become deserted at night. Ditto at the end of the academic year, as professors take vacations and students take summer jobs.

That used to be the case at the University of British Columbia (UBC), but not anymore. A new model for development is activating the commuter campus all day, every day.

The 604,436-square-foot Ponderosa Commons, which combines academic, commercial, recreational and residential uses, exemplifies this novel approach.

Completed last year, the campus hub came at a total project cost of $167.4 million — $87.6 million in phase one and $79.8 million in phase two.

Gerry McGeough, director of planning and design at UBC, said the goal was “to bring housing and other mixes of uses into what has traditionally been the single-use academic core, to bring the energy and vitality that can come with mixed uses and student life into it.”

The approach, which is laid out in the master plan for the campus, echoes the planning occurring in major urban centres, said McGeough, such as Toronto and Vancouver. There, residential towers rise from base buildings populated with amenities, offices and shops, creating

what are commonly called “complete communities,” where residents can live, work and play.

Ponderosa Commons similarly tops podiums containing academic and commercial uses with residential towers.

The three buildings, which maintain transparent sight lines at street level, carve out courtyards with their footprints.

There is an environmental impetus behind this trend toward intensifying upward versus sprawling outward. In addition, the development is expected to attain LEED Gold certification — a requirement for all newly constructed, publicly owned buildings in B.C. — thanks to measures including heat and water recovery as well as the use of recycled materials.

Where environmental and planning principles influenced the form of development, the budget loomed large in the design of Ponderosa Commons, led by KPMB Architects in joint venture with HCMA Architecture + Design.

One of the major money-savers was the use of custom, pre-fabricated panels comprising exterior finishing, insulation and interior finishing. Lessons learned in phase one allowed the team to slash costs by $25 per square foot in phase two, said Karen Marler, principal at HCMA Architecture + Design.

July 2017 CFM&D 17

PHOTO BY MARTIN TESSLER

FACILITY DESIGN

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The financially viable foodservice operation Mercante Pizzeria helps subsidize academic initiatives.

“There’s absolutely no money in the budget for these buildings to be the least bit pretentious.”

The mixed-use hub was delivered at a total project cost of $274 per square foot in phase one and $249 per square foot in phase two. That compares with the $480 to $580 per square foot it typically costs UBC to complete academic buildings and the $220 to $330 per square foot it typically costs UBC to complete residences.

On the exterior, the panels fit into the broader context of the UBC campus, which is characterized by modernist white brick, said Shirley Blumberg, founding partner, KPMB Architects. On the interior, the panels were left exposed, simply receiving coats of paint on their smooth surface.

“There’s absolutely no money in the budget for these buildings to be the least bit pretentious, and I think they [students] feel very much at home in something that is so stripped down but is also lively and animated with lots of light,” said Blumberg.

“In a way, the buildings are very contemporary, a bit more European in their sensibilities, through the use of colour and graphics, which we don’t do so much in North America.”

The new residences absorbed some of the unmet demand for on-campus accommodations, which a student survey revealed was driven in part by a lack of

18 CFM&D | Part of the REMI network | www.REMInetwork.com

comparably priced rentals close by. That hardly comes as a surprise as the surging cost of housing in Vancouver has stolen headlines in recent years.

The size standards for the residences, which include one-, two- and fourbedroom units, were revised downward, as were the size standards for the offices. With the under-side of its slab exposed, a full-height ceiling and a fullheight window offset the impact of the reduced footprint within the offices, said Blumberg.

In addition to offices, Ponderosa Commons gave the Faculty of Arts an art gallery and art studios for graduate students. The Faculty of Education, the largest academic user in the new mixeduse hub, got conference facilities, and Geological Studies got a basement-level laboratory.

In phase one of the project, the various user groups, who were coming together for the first time, were somewhat territorial in staking out space, observed Marler. By phase two of the project, the

PHOTO BY NIC LEHOUX

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Master studios are housed in the same building as residences, exposing students in other disciplines to the arts programs.

with amenities such as bike storage and showers. Plus, popular hangouts Harvest and Mercante Pizzeria are financially viable food service operations that help subsidize academic initiatives.

The benefits of keeping the commuter campus bustling include improved safety at night and increased revenue during the summer months. Flexible spaces make it possible to rent out facilities and

‘hotel’ rooms (vacant residences) for conferences, while mixed uses allow for passive supervision from residences and social spaces when professors and students leave offices and classrooms after dusk.

There were some challenges, McGeough acknowledged, such as space planning with a view to managing access control among the different user groups.

But there have also been signs that the

PHOTO BY NIC LEHOUX

PHOTO BY ADRIEN WILLIAMS

groups were expressing real enthusiasm about the opportunities that would come with co-locating in the mixeduse development, she said, such as crosspollination between disciplines.

“For example, in the art history and visual arts building, [residents] walk through the lobby, and so they’re continually exposed to activities and events that are happening in the art history and visual arts program, even though they may not be involved in that program,” Marler elaborated.

Also contained in the podiums are ‘collegiums,’ spaces that give commuter students a place to congregate on campus for a modest membership fee,

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The buildings that make up Ponderosa Commons carve out courtyards with their footprints (bottom left); a fireplace-side lounge area is one of many informal social and study spaces (bottom right).

July 2017 CFM&D 19

PHOTO BY NIC LEHOUX

FACILITY DESIGN

approach is having its intended effect, with the new residences close to capacity and the social spaces well-used.

Despite these encouraging signs, this type of mixed-use model appears to be relatively rare on post-secondary campuses today.

“In Montreal, the Concordia University, they have some high-density academic projects; NYC on Roosevelt Island, you see that; and you see some light mixes of uses,” said McGeough, “but I haven’t seen this intensity, where you have big academic classrooms, laboratories, and then you have a whole bunch of services — restaurants, gym and then residential.”

But Ponderosa Commons is poised to be replicated as the first of five mixed-use hubs that will ultimately be constructed around the academic core of the UBC campus. Orchard Commons is also now complete, with Gage Commons in planning and Old Armouries Commons in early planning. | CFM&D

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An atrium stair is shown in Phase 2, which contains a collegium space where commuter students can hang out.

Precast Envelope: Surespan Structures Ltd (Phase 1); Armtec (Phase 2); Exterior glazing: Toro Aluminum; Interior glazing: Kawneer Systems by Columbia Glazing Systems Inc.; Steel: Solid Rock Steel; Residential millwork: Morinwood Inc; Institutional millwork: JSV Architectural Veneering & Millwork Inc; Interior partitions: Power Drywall Ltd; Suspended ceilings: Decoustics & CGC; Electrical/lighting: Protec Installations Group; Mechanical/plumbing: Trotter & Morton; Carpet tile: Interface; Resilient flooring: Harbinger & Forbo; Polished concrete: Induroshine; Mirrored soffits: KPS Keith Panel Systems Ltd. (Phase 1)

Øh me, øh my.

Albion Golf Cars of Toronto is proud to announce exclusive Canadian distribution for the new line of electric Garia Utility mini-trucks. Manufactured in Denmark, the Garia combines four-season reliability, ergonomics, and zero emissions – with comfort, functionality and ‘Øh me, øh my’ design. Enhance your property with Garia’s 620kg load capacity and up to 60km on a single charge. (Øh my!)

Arrange a test drive at: info@albiongolfcars.com 416.236.1001 For full specifications visit: gariautility.com

20 CFM&D | Part of the REMI network | www.REMInetwork.com

July 2017 CFM&D 21

[ design ]

BY RENEE HYTRY DERRINGTON

BELOW THE SURFACING High-pressure laminate looks good and performs well, writes Renee Hytry Derrington. Here’s how design and functional trends have converged to deliver practical, versatile surfacing solutions for a variety of applications

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Antimicrobial surfaces are practical for healthcare, where there is a concern for wellness.

DESIGN TRENDS

Emerging social, economic and design trends from around the world influence interior designers as well as producers of surfacing. What impacts the end user drives interior designers to create spaces and that needs viable style solutions.

Some of the biggest trend drivers for consumers are: • Responding to the new digital world with a need for a more balanced lifestyle and interior spaces; • Appreciation for craft and looking to art for inspiration; and • Personal responsibility for the environment, health/well-being and relationships.

PERSONAL SANCTUARY AND BRINGING THE OUTDOORS IN

I

n the interior design industry, high pressure laminate (HPL) is a practical yet stylish surfacing material. Colour, pattern, wood or stone looks, finish and texture — absolutely any visual can be recreated or designed as a laminate.

This allows endless visual solutions available for the designer to create their own ideal interior brand.

Personal space and time is more limited in today’s hectic world. In public spaces such as offices, hotel lobbies, airports, designers are carving out places of refuge to reduce stress. Style tools that enhance these spaces are timeless and familiar.

A back-to-basics trend is to bring the outside in. Recent wood-look laminates appear natural and untouched, not overly rustic. Wood grains in light unstained finishes are key, as they represent the raw wood cut and milled. It’s a pure representation of nature that pairs well with honest materials such as metals, mesh, denim and fabric looks.

SPECTRAL AND COLOUR POP

Laminate is affordable, durable, impact and scratch resistant. It can be used in any interior space, on horizontal and vertical surfaces, with many unique applications.

Not only does laminate look good and perform well, it is also easy to fabricate using common woodworking techniques. And new breakthroughs in resin technology allow additional functional features beyond just style.

22 CFM&D | Part of the REMI network | www.REMInetwork.com

Bright colour cuts through the technology-driven aesthetics of recent times; it’s a low-tech approach with an artistic hand. Interiors that need a bold punch for impact use adventurous patterns, vivid materials and unexpected textures. Laminate technology can create daring designs with bright colours to provide designers another option to counterbalance nature-inspired trends.

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SMART ORGANIC AND FUNCTIONALITY

The trend of smart organic marks a much more scientific approach to surfacing.

Designers are looking for materials that are more environmentally conscious as well as perform more functions. New surfaces manipulate desirable qualities of both natural and synthetic materials to create never-before-seen smart surfaces.

typical laminate technology is vulnerable to burnishing and fingerprinting.

Emerging technology features thermalhealing capabilities to pair with softto-the-touch matte surfaces. The smart-surface healing technology allows easy repair, as simple as using an iron and a wet paper towel.

ANTI-FINGERPRINT

FUNCTIONAL TRENDS ANTIMICROBIAL SURFACES

Well-being and cleanliness has impacted the interiors market. Antimicrobial surfaces are practical for home, healthcare industry and public spaces where there is a concern for wellness. Solid surfacing and new laminate technology are available today for a technical solution beyond visuals.

CHEMICAL RESISTANCE

Chemical-resistant surfaces add additional protection for hard-working interiors where harsh chemicals are used, such as healthcare facilities, hair salons, labs and more. While some chemicals and cleaning solutions can damage materials, special laminates have integrated resin technology to withstand harsh cleaning and chemical products. Always be sure to check the manufacturers’ product details before using cleaning or chemical-based products on a surface.

SCRATCH RESISTANCE

Laminate has always been a durable choice. Improved surfacing technology has added extra scratchresistance, making laminate surfaces easy to maintain. Scratch-resistant laminates are ideal in interior spaces where surfaces receive heavy use, such as education, retail, hospitality, healthcare and offices.

THERMAL-HEALING CAPABILITIES

As part of the natural trend, very matte surfaces are enhancing raw wood and stone looks. When made to be very matte,

Super matte anti-fingerprint surfaces are now available on the market. They are low-maintenance, which makes them ideal for industries such as hospitality, restaurants, and any high-traffic area or places calling for a clean look.

ECO-FRIENDLY PRODUCTS

Eco-friendly products are continuing to evolve. Today’s responsible laminates are tested and certified through various third party organizations. As examples, GREENGUARD certifies for low chemical emissions and the Forest Stewardship Council, or FSC, certifies responsibly managed forestry products.

The number of surfacing options that have incorporated smart organics trends are growing. These options create beautiful visuals from recycled materials.

Examples include recycled leather used to make new surfacing, reclaimed denim fibers used as additives in laminates and post-industrial content used to compose solid surfacing.

Laminate is an ideal surfacing material for many commercial spaces, from offices to hospitality, healthcare to education, to retail and more. There are great laminate options for every interior design style or functional need.

The latest design trends show the versatility of the surfacing material with colour-infused and nature-inspired applications. At the same time, the latest functional trends show how technology is enhancing the inherent properties of the surfacing material by addressing practical considerations such as ease of maintenance. | CFM&D

With more than 30 years of experience in the design industry, Renee Hytry Derrington is the group VP of design for Fletcher Building’s Laminates & Panels division, which includes Formica Canada inc. For more information, visit www.formica.com.

Convince your CEO to join social media

By Steven Chester If your company’s leader is still resisting social media, they’re unfortunately not alone. But as businesses evolve and attempt to attract younger employees and clients, the results of a recent Ryerson University survey should be enlightening.

The survey found that 53 per cent of the country’s top CEOs are on at least one social media platform, and only 16 per cent are using more than one.

Despite the many benefits, fear remains a major factor. Stories of misuse and blunders abound daily; however a desire to remain positive can go a long way.

Not surprisingly the bar to entry is quite low. According to the report: • While 45 per cent of CEOs surveyed have a LinkedIn account, only 50 per cent have a profile picture, and only 33 per cent have a biography.

• Only seven per cent of Canadian CEOs in the top 100 have Twitter accounts. On average, CEOs followed just 65 users – showing a high level of disengagement with the outside world.

• Seventeen per cent of CEOs studied have Facebook accounts. Nine of those accounts were publicly viewable, with 78 per cent of posts being personal in nature and only two per cent promoting their business.

Active CEOs were sharing several different types of content on social media, including thought leadership, philanthropy, mentorship and governance – a great game plan to play it safe and still promote your company in a positive light.

It’s time for business leaders to swim with the tide.

Steven Chester is the Digital Media Director of MediaEdge Communications. With 15 years’ experience in cross-platform communications, Steven helps companies expand their reach through social media and other digital initiatives. To contact him directly, email gosocial@mediaedge.ca.

July 2017 CFM&D 23

[ energy ]

BY B. PAUL MERTES

ADVANCED SUBMETERING DIGS DEEP A new generation of technology is making it economical to unearth the granular-level data required to effectively manage energy in real time. With analysis, this information is poised to play an important role in improving the energy efficiency of buildings Facility operators and management are beginning to recognize the opportunity to combine granular-level submetering with software that analyzes energy data in real time.

Historically, it was typical to install utility meters that captured the total energy consumption for an entire facility. Some facilities would make limited use of submeters to measure key pieces of equipment.

More involved submetering systems were installed in high-value manufacturing facilities, where the high cost of the submetering solutions could be justified. That’s because substantial cost savings could be attained by avoiding additional and unnecessary maintenance costs and preventing equipment shutdowns.

Submeter use has grown over the past decade as its functionality expanded beyond industrial applications into the entire green building sector. Now, a completely new generation of submeter technology is emerging in the market.

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Advanced submetering systems have the ability to drill down and meter the individual circuit or piece of equipment.

24 CFM&D | Part of the REMI network | www.REMInetwork.com

Its cost has come down enough to be economically deployed at the circuit level. These advanced submetering systems are designed to scale and address the needs of entire portfolios of buildings. They also have the ability to drill down and meter the individual circuit or piece of equipment.

Combining real-time communication with cloud-based, big-data energy analytics, this new Internet of Things (IoT) technology has the ability to break down energy usage data to the exact location and time that energy is wasted.

MANAGING ENERGY IN REAL TIME

Economically generating raw energy-use data and converting it into useful information is at the heart of an effective energy management strategy. Understanding the trends that real-time data highlight can help to pinpoint electrical waste right at the circuit level. With this information in hand, building owners and managers can make data-based decisions about building operations optimization, carbon reduction and potential capital investments.

Consider the case of a compressor that is operating efficiently but begins to experience wear and tear. With benchmarks and thresholds in the software, and real-time notifications, management can be informed at precisely the point in time when they want to either schedule maintenance or plan to replace aging equipment. Without this knowledge, building managers will see

increasing power consumption, and possibly equipment failure at a time that has costs and/or inconvenience to building occupants.

Using only the energy that is required minimizes a facility’s carbon footprint, making real-time energy management increasingly attractive in business environments where cap and trade or carbon pricing is being established. And in many of these environments, financial incentives are being conceived to encourage and accelerate the roll out of real-time energy management solutions, making green initiatives even more attractive.

APPLYING BIG DATA ANALYTICS

leading to a “continuous energy audit” capability.

Energy analytics at the circuit level facilitates the broad use of benchmarking, which will increase productivity and lower operating costs. Historical data can be used to set performance benchmarks for individual pieces of equipment. Real-time notifications based on exceeding those recommended benchmarks can alert facility managers and operators that a piece of equipment may be running sub-optimally which, if not corrected, results in wasted energy and increased operating costs.

Precise, ongoing measurement is mandatory in net zero and net positive buildings. The goal there is to minimize energy demand and avoid higher capital costs associated with the energygenerating side of the equation.

Equipment benchmarking, precision maintenance and carbon/ greenhouse gas reporting are just three of the many strategies this big data analytics technology brings to commercial, industrial and institutional facilities.

Big data analytics is allowing companies to become “leaner” in an ever-competitive market by showing them where they can trim costs and use energy dollars more efficiently. This data can be parsed across an entire portfolio or used to pinpoint an individual circuit, and the benefits are numerous.

Deep energy metering can reveal patterns of energy waste, pointing to smarter ways of using energy dollars. REDUCING OPERATING EXPENDITURES Eliminating unnecessary energy consumption and changing Energy profiling at the individual equipment and circuit operational procedures are just two of the areas where level can help facility managers identify ways to create value coupling continuous tracking and data analytics can yield a sustainable return on investment.

As an example, significant savings can often be attained simply by turning off equipment that shouldn’t be on. Detailed energy usage data comparing real time with historical data can reveal errors in control system setup or a lack of attention by personnel having control over the on/off function. And using real-time notifications can ensure that if or when the situation reoccurs, it is caught immediately,

From Boiler Room to Boardroom

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July 2017 CFM&D 25

[ energy ] through changes in their operational strategies. A prime example for facilities is when identical production lines have significantly different energy profiles resulting in greater operational costs from one facility or production line to the next.

The benefits of this analysis — reduced operating expenditures — can be applied across all sectors. That includes municipalities implementing energy efficiency programs in public buildings and private sector companies looking to optimize operations, lower energy costs and reduce their carbon footprint.

As an energy data-gathering tool for a facility’s equipment and systems, submeters can improve a building’s bottom line by giving greater visibility to its overall energy footprint. Circuit-level submetering can measure the energy data from every load in a facility, straight from the circuit-breaker or motor control centre. Some of these advanced, multi-

circuit submetering systems process the energy data in real time and send a full range of power data, including volts, amps and power factor, to safe server locations where it is integrated into realtime energy-management information systems and sophisticated energy analytics software platforms.

In net zero and LEED-certified buildings, energy profiling provides the detailed data, both historic and real time, that enables facility managers to optimize energy resources and minimize the

investment in new generation equipment.

After all, energy efficiency is the lowest cost energy resource.

As advanced submeter technology with integrated real-time energyanalytics software platforms becomes more economical, it is poised to play a major role in helping facility managers use energy more efficiently. Energy efficiency gains can be achieved through continuous monitoring at the circuit level, with smarter energy management for the entire built envelope. | CFM&D

Paul Mertes, president and CEO of CircuitMeter Inc., has led the company since 2014. During his career, he has developed businesses in Canada, the United States, Europe, the Middle East and Asia in technology and infrastructure. For the past 10 years, Paul has focused on the cleantech sector, where he served as CEO of CleanEnergy, a geothermal company, and as a business advisor to the MaRS Cleantech Practice. Paul has a B.A.Sc. (Mechanical Engineering) from the University of Waterloo and an MBA (Finance) from the Schulich School of Business at York University.

[ info guide ]

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26 CFM&D | Part of the REMI network | www.REMInetwork.com

[ sustainability ]

LABELLING CHANGE TARGETS FOOD WASTE Voluntary new wording could help clarify confusion around expiration dates. It could also contribute to the growing appetite for grab-and-go options on university and college campuses

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The term “best if used by” is poised to be adopted on food labels.

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he terms “sell by” and “use by” are likely to be replaced in the coming years with the new, voluntary term “best if used by” on many food products.

One reason for the upcoming labeling change for expiration dates is that all the different terms currently used have caused widespread confusion.

Consumers have not always been clear on exactly what the expiration date term means and whether food is safe to eat.

Retailers have not always been sure about what the dates mean either and have been unclear as to when products should be taken off the shelf.

As a result, many food items have been tossed as waste when they were still perfectly edible, healthy, and marketable.

That includes grab-and-go foods, which have become increasingly popular on college and university campuses.

The hope is that ending expiration date confusion will be a first step in reducing costly food waste.

BY ED SHAREK

perception that was fueled in part by the fact that the labels placed on these food products provided little, if any, information about the product. However, in recent years, GNG food has gone much more upscale and is now found even in high-end hotels.

GNG food growth over the years has been significant. That may be because there are more, healthy, tasty options versus what is traditionally offered in cafeterias and school food courts. Also, selecting GNG food items is fast, convenient, and often less expensive than more traditional food offerings. Additionally, improved labeling systems have contributed to consumer trust and confidence in selecting GNG food.

LABELLING PROVIDES TRANSPARENCY

FOOD SERVICE CHANGES

In 2009, the Sustainable Endowments Institute reported that 42 per cent of the schools and universities it tracked had eliminated trays in food service areas. By 2013, that number had jumped to 75 per cent.

Colleges and universities have also changed the types of food they serve students and staff. They are moving away from buffets and large commercial kitchens, which can be costly, labourintensive, and result in significant amounts of food waste. Instead, they are moving toward to “grab-and-go” (GNG) food.

GNG FOOD GROWS

GNG food refers to prepackaged food that is ready to eat and requires little or no retailer or customer preparation.

Initially, GNG foods were regarded as second-class meal offerings — a

Food labeling systems are all about transparency, as they offer customers the following: • A list of the ingredients used to make the product; • Whether the ingredients contain any food allergens (Health Canada requires food manufacturers to clearly label products that contain “priority allergens,” such as peanuts); • Consistency in how information about the food product is presented, making it easier for the consumer to make a more effective purchasing decision; and • The expiration date of the food item.

If the terms used to describe expiration dates are clarified, expect to see more colleges and universities, and other locations, offer GNG food. There are many benefits: cost savings, energy savings (no food preparation), reduced food waste, and a wide selection of healthy food options for students and staff, available quickly and conveniently. | CFM&D

Ed Sharek is product development and sourcing manager for DayMark Safety Systems, a manufacturer of grab-and-go food-labeling terminals that help the food service industry efficiently label food products. He can be reached via http://www. daymarksafety.com.

July 2017 CFM&D 27

FOCUS ON EDUCATION SOLUTIONS

ACTIVE LEARNING In today’s classroom, students are gathering around collaboration tables if the latest furniture offerings are any indication. The only desk in sight is one that will help keeners rise to the head of the class with height adjustability

The Active Media Table adds to Steelcase’s Verb™ classroom collection, bringing technology support to learning environments without obstructing collaboration or sightlines for improved engagement. The table supports technology that would normally need to be mounted on a column or wall with a monitor lift. Designed

by Steelcase Design Studio, the table is compatible with a variety of technology and comes in shapes including round, square, rectangle and taper. It also pairs well with other educational offerings from Steelcase, such as the Node® chair.

Safeco’s Alphabetter® Stand-Up Desk is designed for students in grades three through 12, with height adjustability of 26 inches to 42 inches. The standard beige work surface comes in 5/8-inchthick medium-density fibreboard with Thermoplastic Laminate. The premium gray work surface comes in 3/8-inch-thick Phenolic. Both are available in dimensions of 28 inches wide and 20 inches deep or 36 inches wide and 24 inches deep. The 26-inch-wide by 22-inchdeep base is constructed from one-inch-square powder-coated 16-gauge welded steel and has nylon leveler feet. Other features include a book shelf, pencil grooves and footrest bar.

28 CFM&D | Part of the REMI network | www.REMInetwork.com

New from Global, Spritz is a series comprising task, stool and nesting models of multi-purpose seating with an elasticized mesh back, with educational and workplace applications. The nesting models have an articulating back rest and contoured seat, which flips up for horizontal storage. They are available with or without arms and with casters or glides. The stool models feature an adjustable, chrome footrest, and the task models feature adjustable lumbar support and a headrest. Spritz bears Global’s lifetime warranty, contributes to LEED with Greenguard Gold and Level 3 certification and is made in an ISO 14001 facility.

oyo, the latest product in the aeris portfolio, combines a saddle seat, shell chair and rocking chair. It fits well into different environments and offers a variety of seating positions for comfort during learning and creative activities. oyo’s plastic shell is reinforced with fiberglass, lies on a double tubular steel frame and has a load capacity of up to 120 kilograms. The chair comes in six different colours with a mesh structure cover.

Marshall Furniture’s MKT-24 Traditional Style Kiosk features a 24inch Planar display and comes standard with a locking frame, with a choice of mounting bracket or VESA mount. Its supporting column incorporates a locking access panel, floor and mouse holes for cables and a stabilizing metal plate. Measuring 30 inches wide, 45 inches tall and 30 inches deep, MKT24 is backed by a 10-year warranty, available in custom finishes and ships fully assembled.

Koleksiyon’s Boccaporto, designed

by Metrica, is a dual seating/working unit suited to offices and public spaces including libraries. Available in one, two or three seats, the unit comes fully assembled with a touch-sensor LED light and a USB charging port.

Allseating has expanded its Tuck collection with the introduction of Tuck Flex. The high-density stacking chair gets its name from the way its back flexes for therapeutic benefit under the weight of its users, making it ideal for fidgeting students in classrooms. The seat and back are available fully upholstered or poly, and in combinations thereof, with the option of an upholstered seat pad and the choice between collaborative or four-leg base. Its frame comes in chrome or painted one of 14 colours, including Carob and Currant.

The Ruckus Collection from KI comprises desks, seating and storage designed to support student movement. Seating comes four-leg or stack, with choice of casters or glides, at heights of 15 or 18 inches. Stools measuring 24 or 30 inches tall and task chairs are also available. Desks come manually or pneumatically adjustable or in fixed heights of 26 or 29 inches, with a choice of front rollers or glides for fixed-height desks. Storage options include bookcases, cubbies, lockers and work tables.

Teknion has expanded its Zones collection with new accessories that have applications in education environments, including the Easel, Tech Easel and Coatcheck Easel. Ideal for meeting and lounge settings, the Easel functions both as a space divider and a writing surface, available in chalkboard and whiteboard finishes as well as panel and upholstery fabrics. Like their names suggest, the Tech Easel supports a TV screen on one side and the Coat Check Easel provides a place to hang jackets. The Easel also comes with a lower shelf, and with casters or levellers.

July 2017 CFM&D 29

[ last word ]

BY RANDY BROWN

A SOUND ALTERNATIVE Replacing windows and patio doors isn’t the only way to reduce external noise in hotel and motel rooms. The soundproofing industry has engineered solutions designed specifically for this purpose

H

otels and motels located near noisy streets, highways, train tracks, airports or urban city walks face the challenge of keeping external noise from penetrating into what should be the quiet, peaceful sanctuary of the guest room.

Hospitality-specific soundproofing solutions address the primary culprits of noise ingress — windows and patio doors — to cut external noise, without replacement or major renovation.

Already used in thousands of rooms across North America, these solutions in many ways remain lesser known.

However, other options, which can range from replacing double pane windows to inserting sheets of Plexiglas, have a limited ability to reduce exterior noise.

As a result, many owners and managers are turning to the soundproofing industry for solutions engineered for maximum noise reduction.

REPLACEMENT WINDOWS

Studies have shown that 90 per cent of exterior noise enters through windows, not walls. However, replacing windows seldom adequately resolves the problem.

Double or triple pane windows, for example, filter out only slightly more noise than single pane, if any.

Although effective at insulating from external heat or cold, these products are not engineered for soundproofing.

With double pane windows, the two pieces of glass within the frame vibrate like the two tynes of a tuning fork, which actually creates more noise. Also, the air space for both

double and triple pane windows does little to retard the sound vibrations.

Much of the noise that enters through windows comes through leaking window seals. With age conventional window seals fail, so any partial relief experienced by replacing windows may be short-lived.

SOUNDPROOFING TECHNOLOGY

Some hotels are turning to soundproofing companies that have experience engineering products used in the most noise-sensitive environments in the world, such as recording studios.

One solution, a “second window,” is designed to be installed in front of existing windows, matching and functioning like the original window, no matter its design or whether it opens or closes.

This inner window essentially reduces noise from entering on three fronts: the type of materials used to make the pane, the ideal air space between original window and insert, and improved, long-lasting seals.

The first noise barrier, laminated glass, dampens sound vibration much like a finger on a wine glass stops it from ringing when struck. An inner PVB layer of plastic further dampens sound vibrations.

Air space of two to four inches between the existing window and the soundproof window also significantly improves noise reduction because it isolates the window frame from external sound vibrations.

Spring-loaded seals in the second window frame put a constant squeeze on the glass panels, which prevents sound leaks and helps to stop noise from vibrating through the glass.

When choosing such soundproofed windows for a hotel project, the most objective measure of sound reduction is the window’s Sound Transmission Class (STC) rating. In this rating system, the higher the number the more noise is stopped.

A typical STC rating for standard windows is 26 to 28, for example.

Acoustic soundproof windows, by comparison, have a typical STC rating of 48 to 54.

Since external noise can also enter sliding glass doors, which are common on ground floor hotel rooms or upper level rooms with patios, similar soundproofing strategies can also be effectively applied in these applications.

Like the soundproof windows, a second sliding glass door can be added, but mounted either inside or outside an existing sliding glass door to reduce external noise entering through the patio door.

ENERGY SAVINGS

Soundproofing hotel windows and sliding glass doors can also reduce the heating-cooling portion of energy bills by adding another layer of insulation.

Whether hotel owners and managers seek to protect their customers from stressful external noise intrusion, offer more peace and quiet, or reduce heating-cooling related energy costs, soundproofing existing windows is a viable alternative to replacing them. | CFM&D

Randy Brown is the owner of Soundproof Windows, Inc.(www.soundproofwindows.com) headquartered in Reno, Nevada.

30 CFM&D | Part of the REMI network | www.REMInetwork.com

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