CFM&D

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MONTH 2012 MAY 2015

www.cfmd.ca

$15

READING SEATING FOCUS ON

LIGHTS MANAGING

SKILL SETS

LED ‘BOOKSHELF’ ILLUMINATES KITCHENER PUBLIC LIBRARY’S THE POSITIVE TECH-DRIVEN REBOOT

SITE SEARCH

DESIGNING & OPERATING

WELLNESS AMENITIES

ERGONOMIC FROMFOR FACTORY POLICIES SHOW PREVIEW NEOCON 2015 EMPLOYEES ON THE GO

TO OFFICE ...SUSTAINABLY

PA R T O F T H E

P A R T

Canadian Publications Mail Product Sales Agreement No. 40063056 40051958

O F

T H E

NEW TK FOCUS ON LIGHTING NEW TK HER

MONTH MAY 2012 2015

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CANADIAN FACILITY MANAGEMENT & DESIGN

[ contents ]

COVER PHOTO BY BEN RAHN / A-FRAME

On the cover: A $40-million renovation and expansion of the Kitchener Public Library delivered the infrastructure needed to support new technology in a design that honours institutional traditions. Page 20.

XX 20 KPL’s second floor reading room overlooks an adjacent park.

12 TROUBLESHOOT ‘TEXT NECK’ Tips for preventing muscular overuse syndrome caused by mobile device use.

20 KPL BEGINS A NEW CHAPTER

An expansion and renovation gave Kitchener Public Library a digital reboot.

26 HOW FIT ARE YOUR FACILITIES?

18

Corporate fitness and wellness amenities are on the incline — especially in urban centres.

28 NEOCON 2015 PREVIEW

echnology will be front and centre when North America’s largest commercial design T tradeshow returns to Chicago next month.

30 HIGHLIGHTS OF SWITCHING TO LED

How light-emitting diode technology can boost savings and sustainability.

34 LUMEN-OUS LED The latest lighting products promise to deliver long life without loss of light quality.

26 columns

departments

6 OBSERVATIONS 12 FM ERGONOMICS 14 OPERATIONS & MAINTENANCE 16 FM EDUCATION 18 TECHNOLOGY 38 LAST WORD

10 FOUNDATIONS 37 INFO GUIDE

Canadian Facility Management & Design

May 2015 CFM&D 5

[ observations ]

BY MICHELLE ERVIN

THE FUTURE IS BRIGHT

I

n 2015, the U.S. LED lighting market is projected to reach US$5.2 billion, according to TechSci Research, a research-based global management consulting firm. In a recent report entitled United States LED Lighting Market Forecast & Opportunities, 2020, the firm attributes the growth of the LED market to dropping prices propelled by declining production costs, government initiatives and increasing consumer interest in green technology.

However, whether LED technology has fully matured remains a matter of debate.

Janna Levitt, partner, LGA Architectural Partners, cited ongoing issues with dimming and dulling in explaining why her firm opted for high-efficiency fluorescent lighting for the interiors of Kitchener Public Library’s recently renovated and expanded facility — the subject of this month’s cover story.

As Levitt put it, “It’s getting close for LED, but it’s still very costly unless you’re doing a really, really high performance building.”

LGA did, however, use LED lighting to create an impressive exterior display at Kitchener Public Library. The second storey of the facility’s façade is wrapped in programmable lights, which can be coordinated to identify special events, in panels configured to look like books on a shelf.

When it comes to LED lighting — touted as energy efficient and long lasting — it’s important to remember that not all products are created equally. ENERGY STAR-qualified LED lighting is required to meet criteria including using at least 75 per cent less energy than incandescent lighting and lasting 35 to 50 times longer than incandescent lighting and about two to five times longer than fluorescent lighting.

The latest and greatest in lighting that appears in our regular product round-up promises to address some of the early, and in some cases lingering, shortcomings of LED technology. These luminaires and troffers are flickerfree, turn on instantly and deliver constancy of light output during their rated life. With the right product, LED retrofits can cut energy use as well as its associated costs and environmental impact. In a feature on the subject, an expert from Dialight shares how.

Also in our technology-themed issue, ergonomist Aaron Miller tackles the muscular overuse syndrome dubbed ‘text neck’ and Schneider Electric’s Alan Taaffe talks cyber security for building management systems.

LED lighting may have arrived, but the future is brighter still, with organic LED technology trailing not too far behind it on the maturity curve.

MICHELLE ERVIN michellee@mediaedge.ca

MAY 2015 Volume 30, Issue No. 3 PUBLISHERS: Arvid Stonkus, IFMA Fellow Tel: (416) 236-5856 cfm@sympatico.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 DESIGNER: Jennifer Carter jenc@mediaedge.ca WEBDESIGNER: Rick Evangelista ricke@mediaedge.ca PRODUCTION MANAGER: Rachel Selbie rachels@mediaedge.ca PRODUCTION COORDINATOR: Karlee Roy karleer@mediaedge.ca CIRCULATION: Maria Siassina circulation@mediaedge.ca (416) 512-8186 ext. 234 PRESIDENT: Kevin Brown kevinb@mediaedge.ca ACCOUNTING MANAGER: Maggy Elharar maggye@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 seven 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* * Plus applicable taxes.

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 2015 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

6 CFM&D May 2015

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Changes to Toronto sewers bylaw may be on tap Toronto has two changes to its sewers bylaw coming down the pipes that, if adopted, may trickle down to building owners and managers. The city is looking at adopting codes of practice for food service establishments and mobile washing business operations to better protect sewers from pollutants such as grease and cleaning chemicals.

The real estate industry reacts to the surprise election outcome in Alberta.

FROM THE GREEN BIN

Four lessons in communication for FMs As any facility manager (FM) will attest, ensuring the built environment meets the needs of the people using the space as well as the overarching needs of the organization is a huge challenge. How does an FM know that all stakeholders are getting what they want while ensuring the facilities team members have what they need to do their job? Communication.

Enforcing Smoke-Free Ontario Act changes Patios, playgrounds, sports fields and university campuses are among the amenity and facility types affected by the changes to the Smoke-Free Ontario Act that rolled out Jan. 1 of this year. The City of Toronto also recently revised its bylaws, requiring, among other things, that smokers butt out within a nine-metre radius of building entrances and exits.

The Wellness Standard that has been sweeping across the U.S. is expected to become more prevalent across Canada in the coming year.

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» foundations » ARIDO MEMBERS SELECT VARIETY VILLAGE FOR FULLY DONATED RENO The Association of Registered Interior Designers of Ontario (ARIDO) has selected Variety Village as the recipient of its annual, fully donated renovation project — and its largest to date. Since 2013, the ROI (Renew-OriginateImplement) initiative has seen ARIDO’s members lend their time and resources to one worthwhile community-based organization each year.

“We always focus on space that requires an improvement to the interiors that will also in turn support important initiatives,” said Sharon Portelli, executive director and registrar for ARIDO. “Essentially their [Variety Village’s] largest goal is to help improve the quality of life of all people regardless of their abilities, and a lot of the times, they are dealing with people that have physical barriers.”

Variety Village’s board of directors

recently signed off on the design committee’s proposal for a main lobby facelift that will increase the fitness, recreation and life skills facility’s accessibility and help staff better serve the community. The first phase of the project will deliver new paint, lighting, a barrier-free reception desk, café and lounge seating as well as branding and wayfinding. All of this work will be completed before the Pan Am/Parapan Am Games this summer, as Variety Village’s facility is one of the pre-games training sites.

“The challenge with renovating an existing main entrance and café is maintaining ease of traffic into the building without disrupting barrier-free access during construction,” said Portelli. “The ARIDO ROI team worked closely with Variety Village to develop an effective

strategy involving a temporary reception located at the back entrance and the installation of new security devices.”

The next step is for the planning committee to go out to the interior design industry to source everything that is needed to complete the renovation.

“We secure anything from product and materials to financial donations to services,” said Portelli, “and all three of those types of donations combined help to make the project fulfilled and come to life.”

Already, Armstrong and Division 9 have donated Armstrong vinyl sheet product suited to the high-traffic environment to replace the facility’s existing aging and worn flooring.

For more information on ARIDO’s ROI initiative, or to get involved, visit http:// www.arido.ca/english/community/roiinitiative.html.

BROOKFIELD JOHNSON CONTROLS REBRANDS WITH A NEW NAME As of May 4, Brookfield Asset Management’s (TSX: BAM.A) integrated facilities and project management services business in Canada, Australia and New Zealand became known as Brookfield Global Integrated Solutions. The rebranding follows the January announcement that Brookfield Asset Management had reached an agreement to acquire, at a cost of approximately US$200 million, the other 50 per cent of its Canadian and Australian facilities management businesses from Johnson Controls Inc. “With Brookfield’s acquisition, Brookfield Global Integrated Solutions will be expanding its service offerings throughout the Americas by leveraging Brookfield’s 340 million square feet of owned and managed real estate in the United States and Brazil,”

10 CFM&D May 2015

said Gord Hicks, president of Brookfield Global Integrated Solutions, Americas.

“Brookfield’s leadership as one of the world’s largest owners and operators of real estate will provide a strong foundation for our growth in the Americas and afford us the insights to expand our service offerings to support our clients’ evolving real estate needs.”

Facilities management, project management, strategic workplace consulting and capital planning are among Brookfield Global Integrated Solutions’ services. With a team of more than 4,000 professionals, the company manages 56 million square metres of property and infrastructure worldwide.

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[ fm ergonomics ]

This page sponsored by

BY AARON MILLER

TROUBLESHOOT ‘TEXT NECK’ forward, the weight of the head on the cervical spine increases. When the neck is bent at a 15-degree angle, the weight of the head on the neck increases to approximately 27 pounds; at 45 degrees, it is 50 pounds.

For the body to compensate, the muscles around the neck, shoulder, and upper back must all activate to support the head. Over time, this can fatigue the body, cause pain in the neck, shoulder, and upper back areas, and can even create issues with the vertebrae discs resulting in numbness and tingling in the fingers.

Mobile computer devices are designed to be used for short periods of time, with longer dedicated computer usage to be done at a proper desk. But as texting and surfing lifestyles change, and along with them, the amount of hours people spend staring down at their devices, people are putting their bodies at risk for musculoskeletal injury.

The rise of the mobile workforce has brought with it ‘text neck,’ a term used to describe the excessive strain on the head, neck and ADOPT BETTER MOBILE HABITS shoulders from looking down at handheld devices. Encourage employees to adopt better mobile device habits with three key tips Handheld devices are part of the work world, but how and when workers use their devices are the keys to maintaining a healthy body. The three main ways to computer devices such as laptops, prevent musculoskeletal injury are: use ver the past decade, the business world has tablets, and smart phones are shaping the correct device, maintain a neutral been evolving with how workers connect in both their neck posture, and take breaks to allow the emergence of a work and personal lives. These the body to recover. mobile workforce devices, which can be used anywhere, and the virtual workplace. Where can put the human body at risk for 1. USE THE CORRECT DEVICE workers were once tied to their musculoskeletal injury because of their Every type of computer device is made desks, they now work anywhere, design and how people use them. for a certain function. Time-consuming One such musculoskeletal tasks such as typing a long email or anytime, with a computer in the phenomenon occurring in the mobile Word document are best done at a desk palm of their hands.

The strong relationship between workforce is called “text neck,” a term in a proper chair on a computer that ergonomics and the modern workplace that is becoming more popular in the will support the body. The chair and have contributed to an improved common literature. So what is text neck? keyboard tray support should allow the office environment. Features of this Text neck can be defined as a muscular worker to get their work done without environment include adjustable seating, overuse syndrome involving the head, worrying about musculoskeletal issues. keyboard trays, computers, mice and neck and shoulders, generally due to However, the mobile phone or tablet other devices designed to reduce excessive strain on the spine from looking is perfect for quick activities, such as in a forward and downward position. musculoskeletal injuries. sending a short text, checking directions, The human head weighs approximately or doing a status update. As with any The anywhere workforce does not have the same advantages. Handheld 12 pounds, and as the neck bends type of tool, the longer a person uses

O

12 CFM&D May 2015

www.cfmd.ca

it, the more comfortable it must be to support his or her body.

As an example, a bike with a seat that is too low might feel alright to ride around the block, but for a 50-kilometre ride, it would become very uncomfortable and could cause pain and even injury.

It is the same with a computer, so it’s important to look at the types of tasks one is performing and decide whether they should be completed at a computer workstation or on a mobile device.

will help protect employees from musculoskeletal injury from mobile device use, whether in the office or at home.

The ongoing drive for efficiency, communication, and knowledge needs to be balanced with a safe approach to mobile technology. This will allow people to have a better

understanding of their body postures and to hear their necks and shoulders when they are saying they are in pain and to take breaks when necessary.

Always think about the task to be done, and the proper means — be it a computer workstation, tablet or smart phone, or even face to face — of getting it done. | 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.

2. MAINTAIN A NEUTRAL POSTURE

How workers use their devices is just as important as how long they use them. When seated at a computer workstation, workers have the ability to adjust their seat height, armrests, and keyboard tray to fit their body.

But with a mobile device, workers no longer have these tools.

Therefore, workers need to think about how they can maintain a neutral neck posture without excessive bending.

This can be as simple as holding up their device a bit higher closer to eye level, and even supporting their arms on a chair, table, or other surface so that they feel comfortable when using the device.

3. TAKE BREAKS SO THE BODY CAN RECOVER

Both the body and the device need a break every now and again. It is important to think about one’s amount of screen time, both at work and at home. There have been numerous studies about the effects of downtime and ability for bodies to recharge at the end of the day. If people can never disconnect, they never have the ability to reflect and seek out new ideas and opportunities.

For many individuals suffering from musculoskeletal injuries in the workplace, it’s always important to understand their habits both at work and at home, as they can both have affect performance. Therefore, if workers are feeling soreness or pain, it is important to take breaks to allow their body to recover.

Any organization with an onthe-go workforce should consider including a mobile device policy in the ergonomics policy. This Canadian Facility Management & Design

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May 2015 CFM&D 13

[ operations & maintenance

]

BY KLAUS REICHARDT

PRIME RESTROOM ODOUR SUSPECTS this step, one of the few options left is to mask the odour, which ultimately can lead to more problems than it solves.

Because finding the source is so critical, managers and cleaning professionals are advised to investigate not only the fixtures and floors but also to look high and low to determine the source.

THE CEILING

Public restrooms tend to be a major source of complaints for the facility manager. Often, these complaints can be addressed with thorough cleaning, but unpleasant smells may be an exception. An expert shares three common culprits to check for unusual odours.

A

sk any facility manager or contract cleaner what areas of their facilities receive the most complaints and invariably they will point to the restrooms. Fortunately, most restroom-cleaning problems can be addressed with more thorough cleaning. Then the issue is to just stay on top of the situation. But this is not always the case when the complaint is about malodours.

In a 2013 study, a leading bleach manufacturer found that three out of four American consumers are disgusted by odours, specifically urine odours, in public restrooms. The study found that 64 per cent of the participants “hold their breath” when using a public restroom and more than half, 55 per cent, would have a negative view of a business or facility based on poor restroom cleanliness and/or odours.

However, it is not always easy to find the source of restroom odours — a critical step in eradicating them. Failing

A 2013 study found that more than half of respondents would have a negative view of a business or facility based on poor restroom cleanliness and/or odours.

14 CFM&D May 2015

One of the first places to examine is the ceiling. Let’s face it, the ceiling in most restrooms never gets cleaned. Instead, the custodian’s focus is on the counters, fixtures, and floors. Yet the ceiling in a restroom can become damp and humid, and when it does, it becomes a home for airborne contaminants, which often result in the growth of odour-causing bacteria, mould, and mildew.

To prevent odours from developing in restroom ceilings, and to eliminate them if they are already a problem, clean the ceiling with a properly diluted cleaner/disinfectant, or a cleaner and a disinfectant. The latter method is a twostep process that involves two different types of cleaning solutions. First clean the ceiling (and tops of walls if the problem has spread) using an all-purpose cleaner and then clean the ceiling again with a disinfectant.

When done by hand, this can be a slow and messy process. Using what ISSA, the worldwide cleaning association, calls a spray-and-vac, or notouch cleaning system, can help. Sprayand-vac cleaning systems spray water and cleaning solution — in this case, on the ceiling. Then rinse the area with a highpressure spray and use the machine to vacuum up the water/solution once on the floor. In most cases, this automated process renders a second cleaning with a separate disinfectant redundant.

BELOW THE FLOOR

If the odour problem is not coming from www.cfmd.ca

the ceiling, the next place to check is not the floor but below the floor. Most restrooms have a floor drain which helps prevent an overflowing toilet or urinal from flooding an area. That floor drain leads to the sewer, but before getting there, water must flow through a Uor J-shaped pipe. This pipe is designed to retain a small amount of water at all times, which prevents sewer odours from being released into the restroom.

The problem is that the U/J pipe can dry out, and when it does, it can cause fairly significant odour issues. Often, cleaning professionals will pour some bleach down the drain to fix the problem.

This is not only unnecessary but also can be environmentally detrimental. An immediate, environmentally friendly solution is to pour about two pints of water into the drain. However, this will not prevent the problem from recurring.

A more permanent fix is to pour a small amount of a liquid trap sealer, sometimes known as a liquid primer, or “ever prime,” into the floor drain. This liquid sealant lasts for months without evaporating, preventing sewer odours from being released.

it can be minimized or prevented if the restroom is properly ventilated. Make sure ventilation systems are functioning, there is sufficient air flowing through

the restroom, and every few months, remove and clean the vent cover to maintain proper airflow throughout the restroom. | CFM&D

A frequent speaker and author on water conservation issues, Klaus Reichardt is founder and CEO of Waterless Co. Inc, Vista, CA, makers of waterless urinals and other restroom products. He founded the company in 1991 with the goal to establish a new market segment in the plumbing fixture industry with water conservation in mind. He may be reached at Klaus@waterless.com.

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PARTITIONS

Although they get more attention than ceilings, restroom partitions are typically only wiped clean at the top edges to remove dust, and possibly the door handle is also cleaned. However, partitions can be another source of unpleasant odours.

Most managers now know that when a toilet or urinal is flushed, it mists the surrounding areas, including the partitions. This mist contains bacteria and contaminants that build up on the walls. Typically partitions are cleaned when they begin to look soiled, but by then, they may already be a source of malodours.

Instruct cleaning crews to wipe the lower areas of restroom partitions (and surrounding walls) with each restroom cleaning. The spray-and-vac cleaning system mentioned earlier may also be used to pressure-wash the partition walls.

No matter what the source of the odour problem — the ceiling, below the floor or partitions — in most cases, Canadian Facility Management & Design

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May 2015 CFM&D 15

14-02-19 3:41 PM

[ fm education ]

These pages sponsored by

BOMI

BY PETER COSTANZO AND JOE EICHENSEER

C A N A D A

BIM VALUE THROUGHOUT BUILDING LIFECYLE Building information modeling bears benefits during each of a facility’s four stages. Experts explain how to realize BIM’s benefits — saving time and money as well as extending building life — throughout the cycle

Effectively leveraging BIM can result in significantly reduced construction costs.

Inside the model, the various disciplines can detect clashes which are costly to fix on the job site. Construction managers can also phase construction of the project because they can understand which materials should be on site and when.

BIM also allows designers and facility managers to easily explore design options and compare different environmental or sustainability options that can impact the long-term costs of managing the building.

All of this sets the stage for the model to become a good source for facilities management’s use post-construction.

STAGE 2: MAINTENANCE

I

n the past, after a building was constructed, facilities managers would get the keys and open the doors. Then, they would enter maintenance schedules, product part numbers and warranty information into their facilities management system. Organizations spent valuable time doing data entry to track their maintenance assets instead of maintaining those assets. Today, if the design team is using Building Information Modeling (BIM), facility managers can and should get involved at the design stage to fully capture the benefits made available in BIM. 16 CFM&D May 2015

STAGE 1: DESIGN AND CONSTRUCTION

During design, facility managers can view room and equipment data sheets as architects and designers create the building model, allowing managers to provide immediate feedback.

Space management is just one area of benefit before a building opens and, by understanding the space from the model, a facility manager can perform tasks such as: • Sell space; • Plan where to locate people and departments; and • Map out the move-in process before it begins.

The biggest value that owners and facilities managers can get from BIM is having a list of assets and the assets’ maintenance requirements. When set up correctly, facility managers can import data from the building model to obtain the make, model and maintenance schedule for equipment and other assets.

Keeping up with required maintenance means dodging voided warranties and maximizing equipment life. Instead of inputting all that information manually, building professionals can access it from the BIM. By integrating the systems, facilities managers can look up the warranty expiration date for the elevator that just stopped working with the click of a button. No leafing through file folders or calling installers to find out whether the warranty is still valid.

STAGE 3: RENOVATION

During renovations, accurate as-built models are critical to saving money upfront. Throughout the building lifecycle, it makes fiscal sense to keep the model up to date with floor plan changes, equipment updates or new finishings.

Offering a model as-built instead of 2D computer-aided design (CAD) — or www.cfmd.ca

even worse, hard copy documents — saves both time and money. Because the majority of design firms already use BIM platforms, they do not need to re-create the existing space.

Having a model allows building professionals to study the impact of new infrastructure on the overall building.

For example, when planning to replace windows, dropping new products into the BIM can help test and predict the impact of different products on building aesthetics and energy efficiency.

Even more important is the ability to report back on the reality of those estimates. Did the organization actually save 30 per cent of power costs by including an ultra-violet (UV) filter on windows? What about the added cost of the building envelope — was it worth the extra money spent? With a data-rich BIM model, a facilities manager will be able to track reality versus estimates and report to the owner regarding true costs over the life of the building.

For these reasons, when a building lacks a BIM, it is worth considering creating one. There are many tools available to capture existing conditions

— from traditional surveying methods to high-definition laser scanners and photogrammetry equipment. Using reality capture for an interior or exterior project allows organizations to collect a lot of data. They can then use that digital information to create a model and, from that model, propose changes.

STAGE FOUR: END OF LIFE

Deciding whether to renovate or demolish and rebuild comes down to comparing the costs to refurbish versus tearing down and starting from scratch. Operating costs figure into the equation as well, because

old, outmoded equipment may cost more to operate than buying new. BIM enables more accurate cost estimates for both capital expenditure and operational expenditure than CAD, so it allows building professionals to make more precise renovation-versus-newconstruction cost predictions.

These are just a few examples of how, during every phase of a building’s lifecycle, facility managers can benefit from BIM. By integrating information from the building model into a facilities management system, owners and managers save time, money and extend the life of a building. | CFM&D

Peter Costanzo has worked in IMAGINiT’s facilities management group for more than 10 years, starting as a sales rep and progressing to director. Peter’s unique blend of experience in hardware, software, mobility platforms, building information modeling and facilities management applications allows him to work with clients to craft solutions that meet both current and future facility management needs.

For more than 16 years with IMAGINiT, Joe Eichenseer has been helping AEC firms improve on their current workflow processes, including how best to navigate the road to Building Information Modeling (BIM) and Building Lifecycle Management (BLM).

His years of experience in the industry make him an able leader in the management of cultural changes necessary for firms to be successful.

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May 2015 CFM&D 17

15-01-29 10:48 AM

[ technology ]

BY ALAN TAAFFE

CYBER SECURITY FOR BUILDING MANAGEMENT SYSTEMS Today’s increasingly connected building management systems (BMS) are vulnerable to savvy hackers, who can exploit them as network entry points to access sensitive corporate data. An expert shares how building managers can beef up BMS cyber security in four steps

F

acility managers may not consider their buildings prime targets for cyber criminals, but given the increasingly connected nature of today’s intelligent building management systems (BMS), it is important to take proactive steps to protect buildings and deter cyber criminals. Clever hackers can use a BMS as an entry point to a corporation’s network, and in worstcase scenarios can exploit a vulnerable BMS to gain access to highly sensitive corporate data.

To deter hackers, building managers should focus on four areas: network management, user management, password management and software management.

Additionally, as part of a holistic security plan, building managers should develop a vulnerability management plan to keep the building running seamlessly and 18 CFM&D May 2015

all ports that are not in use. By default, devices usually have all ports open.

However, depending on the size and needs of a building, not all ports may be needed. FTP ports may be useful in larger installations, but for smaller installations, they are unnecessary and thus should be closed.

Additionally, USB drives present a considerable security risk. Because of their auto-run capabilities, they can deploy malicious software when connected to a device. Hackers can distribute a “free” USB drive —for example, disguising it as a gift from a customer, software partner, or other trustworthy source — and infect a network through these drives.

To prevent these scenarios, autorun should always be disabled and employees should only use USB drives supplied directly from reputable vendors.

USER MANAGEMENT

minimize risk while updating BMS and other software.

NETWORK MANAGEMENT

Networks are a key point of entry for many cyber criminals, so it is important to lock down the network and prevent unauthorized access.

A BMS network consists of a wide range of access points, such as the web interface, open IP ports, USB ports and network-connected building automation devices. Take security measures at every turn to prevent hackers from entering the network. Unfortunately, web interfaces are difficult to secure, but basic proactive steps can be taken to mitigate risk.

Companies should install a firewall and prohibit at-risk devices from connecting directly to the Internet.

Hackers can also enter networks through TCP/IP ports, so administrators should disable any and

In addition to external threats, BMS should be locked down internally.

Taking this precaution will protect against employees accidentally opening a door to hackers or deter malevolent employees from inflicting damage on a network.

As a basic step, BMS access privileges should be limited. An employee’s level of access should directly correlate to his or her job position and day-today functions. Every employee should have access levels just high enough to get his or her job done, but no more than that. Offering each user farreaching access poses a completely unnecessary risk to the network.

In a similar vein, each user’s account should be actively updated. Enable autoexpire passwords so that users are forced to regularly change their passwords.

Users who do not change their passwords within the allotted period will be locked out of their accounts, www.cfmd.ca

COST BREAKDOWN OF A CYBER ATTACK REGULATORY COMPLIANCE

TECH SUPPORT

8% 10% LOST REVENUE

DAMAGED REPUTATION

19%

29%

LOST PRODUCTIVITY

21% 12% FORENSICS

SOURCE: “UNDERSTAND THE ECONOMICS OF IT RISK AND REPUTATION,” IBM, NOVEMBER 2013.

requiring a system administrator to intervene and reset the password.

System administrators should take additional measures to secure user accounts. For example, employees who shift roles should have their access privileges and authorizations adjusted accordingly; this is particularly crucial for employees who shift departments and need different access rights. Disable the user accounts of departing employees as soon as they cut ties with the company. This is particularly true for employees who are leaving the company on negative terms.

PASSWORD MANAGEMENT

Password management is a simple, yet often overlooked, security measure that should not be neglected. Leaving factory default passwords makes entire systems susceptible to hackers. Consider this: access to a building network may be as simple as knowing the BMS the building uses, or even the model of a specific device on the network, doing a Google search for the default password, and testing it out. Always change default passwords as a first step when adding new devices to the network.

General password best practices apply to network passwords as well — longer passwords with a mix of lowercase, uppercase and special characters are preferable, and passwords should be Canadian Facility Management & Design

changed regularly. Also, users should avoid using the same credentials across multiple sites and platforms.

SOFTWARE MANAGEMENT

Lastly, hackers commonly exploit vulnerable software, whether it be a known vulnerability in outdated software or malware masked as legitimate software.

Thankfully, securing software simply involves three proactive steps.

First, always keep software updated, so that the latest security patches are being applied. As software developers learn of exploits and security vulnerabilities, they issue patches to solve the problem and eliminate the risk — these patches play an important role in keeping hackers at bay.

Second, minimize the number of users who can install and deploy software. By lessening the number of users who can actually deploy software on a network, the risk of an employee mistakenly deploying malicious software is lessened.

Last but not least, ensure that

software is authentic before installing it. Hackers can distribute modified versions of software that contain malicious programs that run silently in the background or otherwise hostile software that will compromise the network’s security. Before installing software, confirm that it comes from the vendor, check the system’s security features and verify its authenticity.

BMS SECURITY: A FOUR-PRONGED APPROACH

Focusing on network, user, password and software management will increase BMS security and reduce the likelihood of getting hit by hackers.

However, updating a BMS also has inherent risks, as the system will be down for brief to extended periods of time — which is why companies should develop a vulnerability management plan. This plan covers all aspects of an update, from the time it takes to install the update to the risk level of having a temporarily inactive system.

A rating system can help determine whether the vulnerability being addressed by a system update is significant enough to warrant immediate attention, or whether the update can be installed as part of a building’s regularly scheduled maintenance. This rating takes into account such factors as the impact of the update on the existing installation, the process and time needed to access and update the device(s), factors that will affect the update and any possible associated risks.

Security breaches are an increasingly common and profitable crime worldwide, and facility managers should not ignore this growing trend. By focusing on four areas and developing a vulnerability management plan, companies can deter and/or thwart hackers, protect sensitive data and keep their buildings running without interruption. | CFM&D

Alan Taaffe is the director of the buildings business for Schneider Electric Canada, responsible for sales and marketing of the building automation and security portfolios across the country. He is a graduate of Ryerson University and received his MBA (2014) from the Ivey Business School at Western University. He can be reached at alan.taaffe@ schneider-electric.com.

May 2015 CFM&D 19

FACILITY DESIGN

A $40-million renovation and expansion has given Kitchener Public Library a digital reboot with a design that delivers critical infrastructure and honours institutional traditions

BY MICHELLE ERVIN

20 CFM&D May 2015

M

uch is made of the existential t h r e a t technology poses to print media. Less talked about is the impact of the digital era on our beloved public libraries. Their traditional role as repositories of books, newspapers, magazines and microfiche is changing, and that changing role demands different infrastructure.

K itchener Public Lib r a r y ’ s $40-million renovation and expansion, completed in September www.cfmd.ca

PHOTOS BY BEN RAHN / A-FRAME

KPL BEGINS A NEW CHAPTER

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L-R: A high-performance curtain wall wraps the exterior of the original building, creating a “front porch;” “Flux,” a Moss & Lam art installation, celebrates the printed book with a burst of 20,000 polycarbonate sheets.

2014, responded to this new reality.

Even the “books” lining the shelflike second storey of the facility’s new façade have gone digital.

The library’s reboot also responded to the building’s age — in its fifties, having been originally constructed in 1962 — as well as the city’s population growth in the intervening decades.

During that timeframe, the number of Kitchener residents swelled to more than 200,000 from around 70,000.

In fact, it was the rising demand for the library’s resources and services that made clear the need for a new facility in 1999. The Canadian Facility Management & Design

business case its management presented to Kitchener City Council in 2004 cited changing accessibility standards, space needs for new and expanded services and programs, crowded and dated kid and teen areas, and aging building infrastructure and limited technology infrastructure.

After examining a number of sites, the City ultimately decided to renovate and expand the existing facility.

“The original building was always a great opportunity to revive it and give it its place,” said Janna Levitt, partner, LGA

Architectural Partners, “and then bring the library into the 21st century so the building reflected the contemporary programming they were trying to do.”

The design team retained the exterior of the building, wrapping it with high-performance curtain wall — kind of like a book jacket wraps a hardcover novel — creating what Levitt calls a “front porch.”

The 25,000-square-foot addition, which extended all sides of the original building, increased the size of the facility from around 82,000 square feet to 107,000 square feet. The May 2015 CFM&D 21

22 CFM&D May 2015

www.cfmd.ca

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Clockwise from the top: The “books” lining the shelf-like second storey of the facility’s facade are panels outfitted with programmable LED lighting; Melissa Levin’s forest mural, created on glass film, animates the partition separating the kids’ programming area from the bookshelves; the second floor reading room is just one of the library’s study and collaboration areas.

building’s footprint now spans the site, which meant moving the surrounding surface parking underground, into a three-level garage.

The building’s main entrance doors lead into an airy and open atrium. To the left is one of the library’s new program and service spaces, the Digital Media Lab, featuring 3D-printing, music, digital conversion and die-cutting stations. To the right is an openplan reading room that showcases a 560-square-foot mural called “Enlightenment,” painted onto the plaster of the original building by artist Jack Bechtel.

The reading room is set up with flexible seating and workstations that can be reconfigured to make way for programming such as yoga classes. The dreamy starlight pattern on the original ceiling is preserved in a 3D diamond-shaped quilt of translucent panels (doing double duty to provide acoustical performance) perforated with small circular light fixtures. The area will also soon be outfitted with a café and a tech bar where visitors will be able to play with devices such as smartphones and tablets.

Just beyond the reading room begins the declining number of bookshelves — a shift driven by technology, explained Sabina Franzen, senior manager, administration, Kitchener Public Library.

“In libraries, where you used to have a lot of reference materials — for example, encyclopedias — so much more is available online now and we moved away from a Canadian Facility Management & Design

lot of print and moved to online subscription for newspapers, magazines,” she said. “That also expands the world of newspapers.

Now you can sit down and you can read something from England, something from Germany.”

Not only are there fewer bookshelves; the remaining bookshelves are shorter, with wider spaces in between them, improving lighting and sightlines. Gone are the “tunnels” created by the previous configuration of shelves, some of which stood taller than seven feet in narrow aisles, said Franzen. These changes addressed the Accessibility for Ontarians with Disabilities Act’s latest and anticipated requirements.

Across the atrium from the first sets of bookshelves is the compact circulation desk, another feature of the library that is shrinking in footprint alongside the rise of technology. Flanking the circulation desk on the right are self-checkout kiosks.

The atrium feeds into the kids’ area, which is now located in the rear of the building, where it enjoys 9,000 more square feet. Melissa Levin’s forest mural, created on glass film, animates the partition separating the new programming space from the bookshelves.

Though the physical bookshelf is on the decline, the metaphorical bookshelf that informed the library’s expansion and renovation reads prominently in LGA’s design.

“We basically took a whole bunch of pictures of different rows of books May 2015 CFM&D 23

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and then digitally manipulated them so they had a nice relationship of sizes and widths and bands,” said Levitt, “and then we used that to organize the whole way that the building elevation on the outside was organized in terms of opaque, semitranslucent and translucent.”

In reality, the “books” lining the shelf-like second storey of the facility’s façade are panels outfitted with programmable LED lighting.

Those same lines are echoed in the laying of the thin and rectangular tile flooring and the striped pattern of the carpet tile flooring.

The design team threaded together the expanded and renovated sections of the facility by using some of the

building’s original materials, buffing the terrazzo flooring and carrying through the wood veneers. Levitt said its key introduction was adding glass to the palette, in the form of curtain wall and frit pattern on the exterior of the building.

On the interior, said Franzen, the project presented the opportunity to address the building’s aging infrastructure, both to replace systems reaching the end of their life cycle and to integrate the wiring to support new technology. The building’s systems had been modified and added onto through the years, creating a patchwork of different components.

“It’s challenging to operate a building, especially a large building,

The kids’ area was moved to the rear of the building, giving it 9,000 more square feet.

that has various types of systems that are put together as best as they can be, but they never quite work as well as something that’s designed holistically,” said Franzen. “So you’d have areas that were cold and that were hot, and it was harder to manage.”

The new, more efficient, computercontrolled systems installed in the building are expected to contribute to the project’s targeted LEED Gold certification. The building also now has the wiring to support universal Wi-Fi as well as to meet the electrical requirements of new technology.

Through the course of the multiphase project, the library continued to operate with only minor interruptions.

The totally transformed institution, now known as the Central Library, officially reopened in September 2014. Today, the library is home to 107,000 cardholders as well as 90 full and part-time staff.

Though the arrival of CDs, DVDs and e-books have supplanted a share of the institution’s traditional formats, not everything in the expanded and renovated facility has gone digital.

“Flux,” a Moss & Lam art installation in the main entrance, celebrates the printed book with a burst of 20,000 polycarbonate sheets silk-screened with red text, suspended in confettilike fanfare. | CFM&D

KEY SUPPLIERS (SELECT CREDITS) Aluminum curtain wall glazing system: Oldcastle Building Products; Anti-reflective low iron glass and spandrel glass: Pilkington Glass; Back-lit translucent ceiling: Hunter Douglas; Carpet tile: Interface; Exterior benches and furnishings: Forms & Surfaces; Linear light fixtures: Metalumen; Louvre, louvre wall system and sunshades: McGill Architectural Products; Operable partition: Corflex; Resilient flooring: Forbo; Tile: StoneTile

24 CFM&D May 2015

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WELLNESS AMENITIES

BY SUE PRIDHAM

HOW FIT ARE YOUR FACILTIES? the fitness/wellness facility and how it will be integrated into the overall business strategy. Consider soliciting support from a corporate fitness consulting company at the outset, as the operations model of a workplace facility differs from a commercial gym.

EMPLOYEE NEEDS

Corporate fitness and wellness amenities are on the incline in Canada — especially in urban centres. An expert offers guidelines for developing physical spaces and supporting programming that will promote health as well as attract employees and build community

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he physical environment can have a big impact on peoples’ health, vitality, and sense of community.

Almost 70 per cent of employees want corporate wellness programs, according to a recent poll conducted by Monster, the global online employment solution.

Commercial real estate companies are also seeing demand for fitness facilities, from prospective tenants.

Whether a company is relocating or renovating, upfront planning will ensure its facility meets employee and organizational needs. Here are a few 26 CFM&D May 2015

guidelines for creating facilities that will stand the test of time and not become the proverbial white elephant.

THE BUSINESS CASE

For many organizations, the first step is to make a business case for an in-house fitness and wellness facility. This case should demonstrate the return on investment, how the facility and related programs will be integrated into the corporate or tenant property vision, and show its long-term viability.

Meet with key stakeholders to discuss the overall vision for

Survey employees and tenants to gauge interest in an on-site fitness facility, find out the types of fitness and wellness programs they would like to see, and determine how much they are prepared to contribute in membership fees. A survey has the added benefit of fostering a sense of employee/tenant ownership of the project. A word of caution, though: only conduct a survey if the organization is planning on moving forward with the project.

SIZE REQUIREMENTS

Workplace gyms and wellness rooms range in size from 500 square feet to 30,000 square feet, with the average facility size being 3,000 to 4,000 square feet. When setting space requirements, consider that participation rates typically range from 15 to 75 per cent.

Uptake will depend on whether a membership fee is charged, hours of operation, accessibility to the office, the scope of the facility and equipment provided, whether the facility is professionally managed, and types of programs offered. A flexible work environment with supportive leadership will also have better uptake.

SPACE UTILIZATION

Corporate fitness facilities typically include an individual workout area www.cfmd.ca

dealer who also has the ability to service the equipment. Purchasing fitness equipment is like buying a car.

Do research and buy commercialgrade equipment that will perform well over several years.

SAFETY AND LIABILITY

One of the first questions an employer will ask is: “What is our liability with a corporate fitness facility?” There are numerous ways to minimize liability and enhance safety. Ensure adequate professional and commercial liability insurance is in place, require signed waivers and put a card-access system in place to monitor usage.

FACILITY OPERATIONS

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A recently opened corporate tenant fitness facility, located in downtown Toronto, features a 10,000-square-foot studio and strength machines.

with cardio and strength equipment; a group fitness area for classes; showers and change rooms; a room for massage therapy and fitness assessments; and a workstation for professional staff.

Group fitness classes are the mainstay of many successful corporate fitness facilities, especially in workplaces with a large female demographic.

Classes such as boot camp, circuit training, spinning, yoga, Pilates and Zumba have widespread appeal and help to build a sense of community at work.

Do not cut corners when it comes to the change rooms. In a corporate environment, it is particularly important to get this right. Allow enough space to accommodate prime-time use over the noon hour and after work.

Consider whether a towel service will be provided and design for towel pick-up and drop-off as well as storage for clean and used towels.

Canadian Facility Management & Design

Many organizations opt out of towel service due to cost.

EQUIPMENT SELECTION

Consider a full complement of fitness equipment to provide a total body workout for all fitness levels. The most popular cardio equipment includes treadmills, ellipticals and stationary bikes. Cardio equipment with built-in TVs and iPod connectivity comes at a higher price point but will enhance the participant experience.

Include a variety of strength machines and free weights. Also think about incorporating core conditioning and functional training equipment, which has been steadily growing in popularity.

When purchasing fitness equipment, look for a reputable

Consider responsible and reasonable supervision of the facility. Many companies outsource this task to a professional management company with the experience and resources to provide a customized and integrated program. Ensure professional and qualified staff are available to provide health screening, fitness assessments, equipment orientation, group exercise classes, gym floor supervision, equipment maintenance and overall marketing and administration of the facility.

The bottom line: Build it and they will come! A well-planned and managed workplace fitness and wellness facility is a popular amenity to attract and retain employees and tenants alike, and will provide employees years of enjoyment.

According to Excellence Canada, a non-profit that promotes organizational excellence, returns on healthy workplace investments reported by large private sector organizations can range from $1.81 to $6.15 for every $1 invested. Many employers understand the value of an on-site fitness and wellness facility; investing in the health and well-being of their employees makes good business sense. | CFM&D

Sue Pridham is co-president of Tri Fit Inc. In business since 1978, Tri Fit is a leading provider of workplace fitness and wellness facilities and programs across Canada. She can be reached at sue@trifit.com or via www.trifit.com.

May 2015 CFM&D 27

SHOW PREVIEW

DESIGN MEETS TECHNOLOGY AT NEOCON 2015 North America’s largest commercial design tradeshow will feature everything from seminars on using 3D printers as design tools to exhibitors showcasing walking treadmills when it returns to Chicago’s Merchandise Mart next month

few of the 700 leading exhibitors who will be showing in the more than one million square feet of exhibition space at North America’s largest commercial design tradeshow this year.

PHOTO CREDIT: R25 PRODUCTIONS

SPEAKER’S CORNER

Billed as having produced some of the most iconic designs of the past decade, Patricia Urquiola will kick off the keynote speeches on Mon., June 15, at 8 a.m. The Spain-born designer and architect, known for work that blends the playful with the pragmatic, currently runs Studio Urquiola in Milan. Described as a futurist, media artist and philosopher, Jason Silva has been tapped to talk, on Tues., June 16, at 8 a.m., about how people interact with technology. Silva is the Emmy-nominated host of the National Geographic Channel’s Brain Games series. Martin Lesjak and Anastasija Sugic, the duo behind ‘rising star’ studio 13&9, will close out the keynote speeches on Wed., June 17, at 11 a.m. Architect Lesjak is the founder and CEO of the awardwinning firm INNOCAD and Sugic comes from a background of studying medicine and success as an independent fashion designer.

T

ech solutions will be front and centre at NeoCon 2015, running from June 15 to 17 at Merchandise Mart in Chicago.

Steelcase will introduce Thread, a patented power distribution system — the first of its kind — designed to be run under carpet, delivering power through an ulta-thin modular track. iMOVR will make its NeoCon debut with a walking treadmill tailor-made to get workers moving in their daily lives, called ThermoTread GT. A Canadian company called ChargeSpot will make its first NeoCon appearance with a unit that allows phones to be charged simply by placing them on surfaces such as desks or tables under which it’s installed. These are just a

28 CFM&D May 2015

BACK TO SCHOOL

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Jason Silva will give a talk on how people interact with technology.

NeoCon’s educational program is jampacked with more than 100 seminars geared toward professionals including interior designers, architects, LEED professionals, lighting designers and www.cfmd.ca

SHOW PREVIEW

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Global’s River, debuting at NeoCon, supports a variety of curvilinear and rectilinear configurations.

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Teknion’s upStage, launching at NeoCon, frees users from the constraints of a benching frame or panel.

healthcare designers. Here’s a snapshot of some of this year’s hottopic sessions: • Bodies in Motion/Spaces in Motion

will look at design strategies that encourage occupant movement — timely since we’ve established that “sitting is the new smoking.”

• Utilizing New Technologies in Design Practice: 3D Printers and Beyond will look at the dos and

to free users from the constraints of a benching frame or panel with mixable, stackable, movable real furniture.

The staging unit integrates a full complement of desks, height-adjustable tables, cabinets, shelves, cubbies and screens that fit together in endless configurations to meet changing user, team and project priorities. | CFM&D

don’ts of using modern tools such as 3D printers for visualization

• 3 C Design: Connected, Collaborative, and Creative Workplaces will look at using

data and evidence-based design to develop high-performance workplaces

OUR CLEAN WILL AMAZE YOU

• This is your Body on Architecture: The Space/Wellness Connection

will look at the relationship between design and health, including discussion of the Delos Well Building certification PRODUCT DEBUTS

This year at NeoCon, Global will introduce River, which supports a variety of curvilinear and rectilinear configurations with three back heights and benches. If specified, seating and tables come with power and USB outlets. In its HT construction option, River performs well in high-traffic environments such as airports and universities.

Also at NeoCon 2015, Teknion will unveil upStage, a platform designed Canadian Facility Management & Design

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LIGHTING FEATURE

THREE HIGHLIGHTS OF SWITCHING TO LED

BY MICHAEL SCHRATZ

Instead, for many companies, the answer may be as easy as changing the lights. Light-emitting diode (LED) technology has become the simplest, most cost-effective way to not only cut operating costs dramatically, but also measurably and sustainably reduce environmental impact. Now the most reliable and efficiently lighting technology for industrial and commercial applications, including hazardous environments, LEDs deliver immediate and quantifiable cost and environmental savings, not to mention provide a much crisper, clearer and more vibrant source of bright white light. Here’s how: 1. CUT ENERGY COSTS

As companies look for ways to cut costs and reduce their environmental impact, LED fixtures are a bright spot on the menu of available facility upgrades for fulfilling these goals. An expert shines a light on the potential benefits of switching to LED fixtures

A

round the world, and in every industry, companies are looking for new ways to run leaner and greener, to reduce both operating costs and their environmental impact. Equipment, production and process improvements are often the first lines of attack, but these mostly call for expensive upgrades and cause outages and workflow 30 CFM&D May 2015

interruptions that quickly erode the return on investment (ROI) and result in negligible environmental improvement.

The most practically efficient light source available for commercial and industrial use, LEDs consume 70 per cent less energy per fixture than conventional metal halides, high-pressure sodium, incandescent and mercury vapor fixtures. In addition to consuming fewer watts per fixture, LEDs offer improved colour rendering and more precise optics, providing a better quality of the light that can be placed exactly where it’s needed, reducing watts wasted by lighting the ceiling and walls, for example. By virtue of their instant-on capability, LEDs can also be equipped with occupancy sensors that turn the

One major oil company reduced its annual maintenance costs by $105,000 by replacing 100 metal halides with LEDs. www.cfmd.ca

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lights on immediately only when needed. By contrast, most conventional fixtures require an extended warm-up period that forces most companies to simply leave the lights burning to avoid the delay, which of course wastes both energy and money.

These combined factors add up to a substantial reduction in energy use that can slash a facility’s lighting energy costs by as much as 75 per cent. At the G.S. Dunn dry mustard plant in Ontario, Canada, the company replaced just 18 of its 450-watt metal halides with 150-watt LEDs equipped with motion sensors.

As a result, G.S. Dunn saw an immediate 72-per-cent drop in per-fixture energy costs and cut burn time of most fixtures from 24 hours a day to just nine.

2. ELIMINATE MAINTENANCE COSTS

In many facilities, changing conventional bulbs and ballasts is a never-ending and costly chore, racking up both equipment and manpower expenses. On the contrary, LEDs offer long-life, worry-free performance for up to a decade or more, with some fixtures even backed by a full-performance 10-year warranty.

Because of their solid-state design, LEDs contain no delicate filament or bulb to break, and no ballast to fail due to shock or vibration. They also perform exceptionally well in extreme heat and cold, where

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other conventional bulbs and fixtures are highly prone to failure in harsh environments.

This long-life reliability can reduce maintenance expenses by thousands of dollars a year. For example, one major oil company reduced its annual maintenance costs by $105,000 by replacing 100 metal halides with LEDs, and at U.S. Pipe and Foundry, installing new LEDs shaved almost $30,000 off the company’s annual maintenance costs.

3. REDUCE ENVIRONMENTAL IMPACT

Switching to LED fixtures can significantly reduce environmental impact in two ways. First, they consume far less energy, drastically reducing the amount of carbon dioxide and greenhouse gases produced in generating electricity. For buildings that require cooling or refrigeration, this lower environmental impact is amplified even more. LEDs produce far less heat than conventional fixtures, reducing demand on refrigeration and air-conditioning units, allowing them to run less to maintain optimum temperature.

Second, LEDs are non-toxic and non-hazardous, requiring no special handling or disposal procedures.

Unlike some conventional fixtures that contain mercury, heavy metals and other hazards, LEDs can simply be disposed of or recycled with no added expense or risk to environmental or human health.

Through this combination of energy efficiency and cost savings, lower total cost of ownership and reduced environmental impact, LEDs have proven to be a costeffective and earth-friendly alternative to conventional lighting in commercial and industrial applications.

In addition, many utility providers across Canada offer rebates that offset a portion of the fixture and installation costs.

Unlike major equipment overhauls, upgrading to LED lighting is a much faster and more economical way to achieve both cost savings and sustainability goals, not to mention realize an almost immediate return on investment, with continuing future savings that add directly to bottom-line profitability for years to come. | CFM&D

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32 CFM&D May 2015

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FOCUS ON LIGHTING

LUMEN-OUS LED Amid ongoing advances in LED technology, the latest lighting products promise to deliver long lifespans without glare, flicker or loss of light quality — in sleek designs, too Zaneen’s Super-G is a suspended or surface-mounted LED luminaire available in two light temperatures: 3000K and 4000K. Made in Austria, the versatile swinging light is inspired by skiing dynamics — high jumps, high speed. Super-G comes in 25 standard finishes and four different radii (120 degrees, 90 degrees, 72 degrees and 51 degrees), which can be combined seamlessly to give the user limitless design possibilities. With a 50,000hour lifespan, the lighting product produces 780 lumens per foot (nominal). Its aluminum profile can also be engraved to serve double duty as signage.

New from Philips is the Lightolier SlimSurfrace LED, a 5/8-inch-thick luminaire with ceiling and wall-mount applications. The easyto-install downlight looks recessed but is surfacemounted directly to a junction box, eliminating the need for recessed housing. The energy efficient luminaire comes in a round or square shape and delivers even, glare-free, high-lumen light appropriate for applications including commercial corridors, general meeting areas and workstations.

Also dimmable and Energy Star-rated, the SlimSurface is wet location listed for use in showers and bathrooms.

The LR22™ LED troffer is a new fully luminous, highly diffused architectural fixture from Cree that blends seamlessly into any ceiling with its recessed flat panel design. Delivering even light distribution and low glare lighting, the troffer measures two feet by two feet and comes in either neutral or cool temperatures (3500K or 4000K). With an efficacy of 100 lumens per watt and on-board 0-10V dimming capabilities, it bears a 10-year warranty and can generate energy savings of up to 40 per cent compared to fluorescent lighting.

34 CFM&D May 2015

www.cfmd.ca

Think™ LED Easy Swap tubes from Think Green Solutions are direct replacement LED tubes, meaning they can be swapped in for existing T8 tubes and run with existing instant start electronic ballasts without any rewiring or modifications. The tubes are also free from mercury and infrared or ultra violet light. Compared to T8 fluorescent lighting, the LED tubes generate energy savings of up to 48 per cent.

The LED tubes bear a five-year warranty and sustain their brightness over a lifespan of 50,000 hours. DLC qualified, the non-flickering lighting product emits minimum heat.

PIXI Lighting recently debuted its updated line of PIXI FlatLight™ luminaires, featuring improved efficacy of a minimum 85 lumens per watt as well as cleanable diffuser plates, Design Lighting Consortium certification, and UL listing for dry and damp locations. The luminaire’s unique built-in driver allows for a slim frame measuring slightly more than half an inch. Its edge-lit LED technology delivers even, smooth, energy-efficient light without glare, flicker or hot spots. Available in 2700K, 3000K or 4000K CCT versions, the luminaire comes in sizes of one foot by one foot, one foot by two feet, two feet by two feet and one foot by four feet.

GE’s Lumination™ LED Luminaires include a circular suspended fixture powered by Intrinsx™ technology, which delivers efficiency and uniformity when switched on and near transparency when switched off.

The design of the fixture creates the illusion that the light is floating in midair through a clear transition zone between the frame and light-emitting component. The light engine measures 24 inches in diameter, the aircraft suspension cables measure 72 inches, and the canopy measures 78 inches in diameter and 2.6 inches in height. Appropriate for indoor general lighting, the fixture bears a five-year warranty and a lifetime rating of 50,000 hours at greater than 80 per cent of initial lumens.

Canadian Facility Management & Design

May 2015 CFM&D 35

The N2LED emergency egress fixture is new to Appleton’s LED lighting line, producing up to 130 lumens of illumination per lamp in a design that is more than 50 per cent lighter and smaller than traditional models. The fixture reliably delivers up to 180 minutes of emergency operation at a sustained level of light quality. Although enclosed and gasketed for industrial and marine use, the lighting product is appropriate for both hazardous and non-hazardous applications, including locations where dirt, corrosion or dust would damage standard lighting. Up to four 1.5W LED lamps with fully adjustable heads are standard to the N2LED.

IMAGE CREDIT: FLOS

New from Dialight is the Vigilant® H2 Series LED High Bay, producing 140 lumens per watt and approximately 25,000 lumen output. The 18-pound fixtures possess Dialight’s reflector technology as well as a tempered glass lens and an inhouse-designed power supply. IP66-rated to operate in ambient temperatures spanning -40 to +65 degrees Celsius, the series is also UL1598A-certified and CE complaint. The industrial lighting product, which will be available in 120-277V and 347-480V applications, bears a 10-year full-performance warranty covering the entire fixture.

The Tracking Magnet by FLOS Architectural is a system of structural tracks and lighting fixtures with recessed or surface-mounted indoor applications.

Available in a range of dimensions, the track features an extruded aluminum profile and a 48V graphite electric track, to which magnetic luminaires are affixed by insertion. The system can come with FLOS’ new Anthony spotlight as well as a variety of general lighting Light Stripes, offering flexibility by freeing luminaires from bulky power units.

Larson Electronics’ GAU-LED-160W-RT is a new marine and outdoor-rated LED flood light that produces 13,000 lumens of high quality light on 150 watts of power. The waterproof fixture’s body is made from copper-free aluminum alloy and is powdercoated for both aesthetics and durability. Vibration-resistant and in a heat-dissipating design, the fixture has a 60,000 hour-rated lifespan at 80 per cent lumen retention. IP67-rated and dust-proof, the LED lamp generates 13,000 lumens at a colour temperature of 6000K and colour rendering index of 70. The light-weight, lowprofile unit can be affixed to flat surfaces such as walls and ceilings thanks to its adjustable mounting system.

OSRAM SYLVANIA recently introduced its new SubstiTUBE IPS LED T8 Lamps at LIGHTFAIR® International in New York. Cutting energy use by up to 35 per cent, the replacements for traditional fluorescent T8 lamps are appropriate for dry and damp locations, with ideal applications including parking garages and general illumination.

The mercury-free, shatterproof LED T8 lamps deliver instant light and uniform light distribution. Rated for a 50,000-hour life, the lamps come in three lengths — two, three and four feet — and four colour temperatures — 3000K, 3500K, 4100K and 5000K.

36 CFM&D May 2015

www.cfmd.ca

[ info guide ]

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PRINCETONTM Desking

Interface is the leader in providing innovative and sustainable, high-performance modular carpet with elegant, award-winning designs and reliable construction. From enhanced sound absorption to easy repairs, Interface products are built to accommodate demanding environments and easily adapt to the ever-changing needs of the floor space - allowing for easy, economical reconfigurations, replacements and reclamation.

VION SEATING Leave the work cubicle behind.

Princeton is for a new generation Introducing Vion , a great new series that that believes the office doesn't supports a wide range of users and office have to be 'the office'. It's more applications. The Vion family includes task, than just a new look, Princeton has side and meeting room chairs, stools and a personality just like you. It's heavy-duty models. Two back heights in about making 'me' feel that I'm still mesh or upholstery respond to individual me when I sit down for the day.

You are never too young or too old preferences while maintaining a coherent to learn something new. Most delook throughout the office. Five seating sking products were conceived to mechanisms further enable different build out from the wall (ie. the people to find the fit that suits them best. workwall) but Princeton builds out from 'you' and where you work.

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globaltotaloffice.com 1-877-446-2251 14.0214 CFMD_Ads_FA_Layout 1 14-12-10 3:22 PM Page 3

www.globaltotaloffice.com

Genius Training Table

DESCOR FOUNDATIONS -

For the client seeking a versatile table – for training rooms, conference and meeting spaces or workstations – Artopex’s training table is GENIUS! Fixed-top or flip-top surfaces, caster or leveler footings, Genius is easily reconfigured or stays solidly in place for permanent installations.

Flip-top tables nest together to occupy a minimum of space due to the unique interlocking leg system. Proudly designed and manufactured in Canada.

BRIDGES II

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Connect. Share. Achieve. Bridges allows TM

A modern interpretation of conferyou to connect in different ways from ence Boardroom and Meeting Room benching to desking, meeting rooms to furniture featuring the latest data and systems. Redefine how you connect and communications capabilities! share. Bridges provides you with the tools to achieve so much more.

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PRIMACARE

The 2012 Global Total Office

A new benchmark in healthcare seating...

PRINCETON All the features, all the looks and quite More components, more layouts, five possibly the most extensive offering of its great new finishes and a sleek new kind for both acute care and long term metal frame leg. More of everything that care applications. As the name implies, makes PRINCETON your first step Primacare is a first for both care givers and specifiers. Under the skin of every beyond the work cubicle. Not to forget Primacare chair is a heart of solid steel the new PRINCETON tables, a slender waiting to meet the rigorous demands of surface on a simple structure that you any environment. The Primacare series will want to use everywhere. includes more than 40 models that extend from patient rooms to waiting areas, dining rooms to treatment centers and bariatric applications.

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BLACK WHITE WHEN USED ON COLORED BACKGROUNDWHITE

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In this catalogue, you will find thousands healthcare seating providing a of products from budget to mid-market, comprehensive and integrated solution traditional to contemporary, classic to for patient, bariatric, guest, dining, sleepers, innovative. Seating...desks...files...tables... recliners and modular seating. Primacare panels and accessories- all stocked, ready is 'purpose built' for both Acute Care and for quick delivery. Our outstanding dealer Elder Care environments, leading the way network can provide you with whatever in on-site maintenance, reconfiguration you need, wherever you need it.

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and infection control.

Visit us on the web and locate a dealer near you!

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KSI Sign Systems

The furniture becomes the Made from natural ingredients, MCT architecture; the canopies, although enclosed, are inviting structures that linoleum tile features a low cost of wrap around the seating to ensure ownership and is occupancy ready, privacy and acoustic comfort. requiring no initial maintenance. Its Privée’s lounge seating can also be naturally inherent antimicrobial and fitted with convenient swivel tables, antistatic properties offer improved providing a multi-purpose top for additional comfort. Compatible indoor air quality and combat MRSA components have been designed and other strains of bacteria. to offer endless combinations and ease of use, generating new ideas to manage space and meet different needs with modular and Forbo Flooring pieces.

Systems re-positionable

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32 Canadian CFM&D Facility October 2012 Management & Design

is a leading provider of interior and exterior signs for over 25 years. With an attention to detail and a commitment to a high level of customer satisfaction based on product knowledge, quality and service we can work with you to create efficient and user friendly sign systems and wayfinding solutions for your sign requirements KSI Sign Systems Inc. Phone: (905) 625-1999 Fax: (905) 625-3889 www.ksisignsystems.com

May 2015 www.cfmd.ca CFM&D 37 Untitled-3 1

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[ last word ]

BY WILLIAM ROTH

PUT TECHNOLOGY IN ITS PLACE Be wary of the asset management solution that promises to be an “easy button” for answering facility questions. Before rolling out new technology, do the front-end work to ensure it will deliver on an organization’s business objectives and unique data needs

A

sset and facility managers are constantly being bombarded with the latest in innovative technology and software that promises to revolutionize the way they manage their real estate portfolio. As asset management has become increasingly complex, organizations are searching for the “easy button” that will provide them answers to all their challenging facility questions.

The desire to find a software solution that will address all the priorities competing for an organization’s limited capital dollars at the push-of-the-button has lead several organizations to put the technology “cart before the horse.”

It’s important to lay the groundwork for the successful rollout of new tools (software, technology, etc.).

Start by doing a clear analysis of an organization’s unique business objectives and processes, and then determine the organization’s core data needs.

The business objectives and processes will set out the overall goals of the asset management program, including the stakeholders that should be engaged, the processes that must be mapped, and the data that will be required.

For a tool to support the asset management program, the software must be able to deliver the type, granularity, volume and sources of data the organization requires.

Starting an asset management program by first licensing a piece of software will only result in a desired 38 CFM&D May 2015

outcome on the rare occasions when an organization gets lucky. Relying on luck is generally not a wise business strategy. Most often, by putting technology first, organizations will find a mismatch between organizational needs and technology functionality.

An organization will end up with a piece of software that is not sophisticated enough to provide the analytics and reporting that are needed or, conversely, will have capabilities and complexity far beyond what the organization requires.

In the first case, the promises that were made during the early days of the project go unfulfilled. Stakeholders tend to become frustrated with the overall program as it fails to provide the organization with the functionality it needs. As a result, people tend to revert to the old way of doing things, which typically relies on extremely manual processes and Excel spreadsheets and can set an organization back

considerably on its asset management sophistication.

In the second case, the additional, unwanted functionality tends to come at a higher price, requires significantly more training, and is more complex and complicated to keep up-to-date.

Many organizations have implemented, customized and configured extremely complex software packages only to find out that there is no budget left to collect the data that will populate the software. Software without data provides absolutely no value to an organization.

As tempting as it is, and as exciting as a large software roll-out can be for an organization, the more prudent path is to take two steps back to the core of asset management. This will ensure that asset and facility managers have clarity with respect to the business processes, objectives and data that they will use to achieve the results they desire. With technology in its proper place, an organization will be in a much stronger position to drive the analytics, prioritization and reporting that will result in significant improvement of its existing facilities. | CFM&D

GOING MOBILE “There’s an app for that” has become part of the modern lexicon. Across all industries, everyone wants real-time access to volumes of information on personal mobile devices.

The real property sector is no different.

Mobile has a cool factor that can lead organizations to jump into a program without putting a lot of thought into the why and the what behind the strategy. Everyone wants a tablet or smartphone for work. However, the costs of the applications, training and hardware, which has a relatively short shelf life, can be considerable.

Effectively rolling out mobile technology can provide significant productivity increases for an organization. However, just as with the selection of a core software product, the decision to go mobile should also be based on clear business objectives with clearly articulated desired outcomes.

William (Bill) Roth is the managing partner and founder of Roth Integrated Asset Management Strategies Ltd. (Roth IAMS). For more information, visit www.rothiams.com.

www.cfmd.ca

EMPOWERING INDIVIDUALS AND ORGANIZATIONS TO GROW AND SUCCEED.

Our longstanding history of strong partnerships and best practices make Sodexo an outsourcing partner of choice.

From building operations and maintenance to customer service centres; from catering and retail food services to fitness centre management; and from cleaning services to grounds maintenance and landscaping; Sodexo designs, manages and delivers solutions for clients that improve Quality of Life in the workplace contributing to the development of individuals and the performance of organizations.

To learn more about our Quality of Life Services please visit www.sodexo.ca

© 2015 All Rights Reserved. Global Design Center 15.0064 River seating shown in Momentum Infinity, Rinse (IN81) seat and Graphite (IN95) back.

a quiet harbor Bring people together in a place where ideas, insight and inspiration can be shared.

River supports an endless array of curvilinear and rectilinear configurations with three back heights and benches. Seating and tables can be specified with power and RIVER SEATING SERIES.

USB outlets for mobile devices. An optional HT construction lets River overachieve in high traffic, high demand environments such as airports and universities.

1.877.446.2251 CAN

1.800.220.1900 USA

GLOBALADPORTFOLIO.COM