Canadian Facility Management & Design

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NOVEMBER MONTH 2016 2012

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November 2016 CFM&D 3

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CANADIAN FACILITY MANAGEMENT & DESIGN

[ contents ]

COVER PHOTO: JAMES BRITTAIN

On the cover: A staircase in Deloitte’s branded green crisscrosses the showpiece podium space in the professional services firm’s new national headquarters.

Page 24.

24 Faceted surfaces conjure icebergs in Deloitte’s new headquarters

20 WHAT GOOD ACOUSTICS LOOK LIKE Designers no longer have to choose between beautiful interiors and noise reduction goals.

24 DISRUPTIVE BY DESIGN Deloitte’s new Canadian headquarters may be in Toronto’s downtown core, but they don’t

have the traditional trappings of financial tower offices.

20

30 THE SPACE PLANNING IMPERATIVE

How software can help in the drive to optimize utilization.

32 STOP SNOW IN ITS TRACKS

How to protect floors from seasonal damage.

34 IIDEX CANADA 2016 TO HOST LIGHT EXPO

34

The national design and architecture expo and conference returns to Toronto Nov. 30

36 CLEAN AND GREEN

The latest operations and maintenance products combine design and function.

columns

departments

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

10 FOUNDATIONS 29 INFOGUIDE

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[ observations ]

BY MICHELLE ERVIN

URBAN CAMPUS

A

n airy atrium, a company university and 4,500 employees might sound more at home in a suburban campus like Google’s or Microsoft’s. Not in the case of Deloitte, which, with its national headquarters in Toronto, has established something of an urban campus in the downtown core. The professional services firm’s new home replaces the outward sprawling of the suburban campus with the vertical stacking of its amenity spaces, in a podium attached to a new office tower.

One of Deloitte’s own studies found that offices are the preferred place to work for nine in 10 people, so the headquarters, located near Union Station, were conceived as a destination. The study also showed that agile offices reduce absenteeism by 63 per cent, which helps explain why the firm moved to unassigned seating. What’s more, the 18 different types of work spaces contained in the firm’s new office reflect the fact that two in three employees reported that flexible work options would increase their company loyalty.

This month’s cover story explores the interiors of Deloitte’s new headquarters, and the national strategy that informed them. It’s hard to find so much as a single detail without specific intention.

As interior designer Matthew Kobylar, from Arney Fender Katsalidis, illuminates, the materials selection contrasts the more traditional suits preferred by the accounting side of the firm with the more business casual style of the consulting side of the firm.

And Deloitte’s Melissa Beresford and Sheila Botting talk about some of the lessons from earlier projects that were applied to this project — such as to give employees storage drawers instead of school-style lockers, to prevent them from becoming a repository for forgotten winter gear.

Also in this issue, look for articles on accounting for ergonomics at the design stage, meeting noise reduction goals without sacrificing aesthetics and using software to conduct space planning. Plus, our regular new products feature highlights highend bathroom fixtures that combine design and function and much, much more.

Deloitte’s new national headquarters combine the design features of a suburban campus and the function of a downtown tower. The research that went into its strategy here involved traveling the world to determine global best practices as many firms grapple with how to accommodate a multi-generational and increasingly millennial workforce. Whether it’s a sign of things to come in offices across the country remains to be seen, but the flexible, modular nature of the design has future-proofed the space to be able to swiftly adapt to change over the course of its long-term lease.

MICHELLE ERVIN michellee@mediaedge.ca

NOVEMBER 2016 Volume 31, Issue No. 6 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 DESIGNER: Jennifer Carter jenc@mediaedge.ca WEBDESIGNER: Rick Evangelista ricke@mediaedge.ca PRODUCTION MANAGER: Rachel Selbie rachels@mediaedge.ca DIGITAL & SALES COORDINATOR: Paula Miyake paulam@mediaedge.ca CIRCULATION: Maria Siassina circulation@mediaedge.ca (416) 512-8186 ext. 246 PRESIDENT: Kevin Brown kevinb@mediaedge.ca GROUP PUBLISHER: Melissa Valentini melissav@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 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 2016 Canada Post Canadian Publications Mail Sales Product Agreement no. 40063056 ISSN 1193-7505

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Return undeliverable Canadian addresses to: MediaEdge Communications Inc., 5255 Yonge St., Suite 1000, Toronto, ON M2N 6P4

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Growth is a common reason for companies to relocate.

Indeed, it was one of two key drivers behind CIBC Mellon’s recent move into a Mississauga outpost. The financial services provider was in expansion mode after acquiring new business.

Breakthrough technology eases risk management Reduced reliance on the conventional power grid and mechanical HVAC systems can save money in the best of times and aid survival in the worst. A focus on energy and thermal innovations at the recent Sustainable Built Environment Conference of the Americas in Toronto naturally drifted into resilience and risk management.

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» foundations » CANADA VS. THE WORLD

BY THE NUMBERS IFMA recently released the Global Facilities Management Market Sizing Study 2016. Here are a few stats from its profile of Canada, and how they compare with global country averages:

$42.6M

The value of the Canadian facilities management market in 2015. That compares with an estimated total global FM market of US$1.12 trillion.

GLOBAL CELEBRATES 50 YEARS

2.6%

5.51%

The share of Canada’s GDP represented by the facilities management market in 2015.

That compares with a global country average of 1.51 per cent.

The annual growth rate of Canada’s facilities management market in 2015.

That compares with a global country average of 7.71 per cent.

The full report is available at: http://community. ifma.org/knowledge_library/m/premium_ content/1057514.

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

Last month, Global Furniture Group rolled out a red carpet of sorts for a cocktail reception celebrating its 50 years in business. The leading manufacturer and distributor of office, healthcare and education furniture welcomed customers, dealers and partners into its North American headquarters in Toronto with a blue carpet in its branding hue.

Attendees got the opportunity to tour Global’s new flagship showroom, which was designed by Johnson Chou. The showroom features the furniture manufacturer and distributor’s full range of products in a variety of vignettes that highlight the latest workplace trends.

A Mad Men-style vignette displayed Global’s Corby line of wood veneer desks, tables and storage elements. The collection generated a lot of buzz at NeoCon thanks to its retro appeal, which is on trend with the resurgence of mid-century modern design.

It’s a fitting era to recall, given that Saul Feldberg founded Global with his wife, Toby, in 1966. Feldberg began the business with the simple goal of making an affordable, high-quality chair.

Saul and Toby were on hand at the event, as was their eldest son, David, who is credited with driving Global’s early growth. In remarks to the crowd, current CEO Joel Feldberg expressed excitement about the future direction of the company, now a diversified player in the contract furniture industry, while recognizing its roots.

“The entrepreneurial spirit of my father still defines the culture of our company. So does our commitment to our family of employees, our dealers, our customers, many of which reach back to the founding of our company, and to the community and environment in which we live and work,” he said. “It is these values that will define us as we continue to build our business one relationship at a time.”

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[ fm ergonomics ]

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BY ALEXANDRA STINSON

DESIGN STAGE CONSIDERATIONS It’s less costly to account for accessibility, fit and function upfront than to apply fixes after the fact. An ergonomist lays out a five-step process for identifying and addressing potential problems while ideas are only on paper

ascertain what element(s) of a job are causing productivity, quality or comfort issues.

Ergonomic issues are often a byproduct of poor layout, wasteful processes, improper or inappropriate equipment and bad worker habits. Progressing into any design without understanding these basic elements can be costly and often breeds non-confidence and frustration among staff.

Assessment tools can take various forms, including checklists and reviews of past workplace inspection documents. However, bear in mind that a comprehensive ergonomic assessment captures multiple elements of information concisely and cost-effectively to highlight the design flaws in any current workspace.

EVALUATE

W

orkspaces are changing quickly as yesterday’s cube farms become today’s open concepts. It’s important to evolve and keep current, but to also ensure that technology and aesthetics still provide function and reflect basic ergonomic principles.

In fact, ergonomics can optimize both human performance and the use of technology for improved efficiencies and reduced costs. That is, costs associated with injuries, lost time, insurance claims and generally wasteful work layouts and methods.

When designing a workplace, it’s important to consider all aspects of ergonomics, productivity and accessibility. Don’t miss a step; remember the A, E, I, O, U’s: 12 CFM&D November 2016

ASSESS

It’s ill-advised to jump into the new without understanding what is functioning or broken of the old. Perform a basic ergonomic hazard assessment to quickly

After completing the assessment, determine which of the identified hazards are problematic and diminish the human ability to perform effectively. Anthropometrics, a study of measurements and proportions of the human body, should be a first line of defense when looking at design.

When used effectively, anthropometrics can reduce or completely engineer many hazards out of work space designs,

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layouts and equipment use. It’s the only way to ensure that the design will fit the workforce, the space and the task.

Anthropometrics can also allow an organization to design for demographics without guessing. For example: In a multicultural city, using solely standard North American anthropometric data may result in furnishings, equipment and tools that are at higher or lower-than-ideal working heights, thus increasing the number of injuries and claims.

Consult other standards and guidelines to fine-tune work methods and work expectations. The International Organization for Standardization (ISO), Canadian Standards Association (CSA), Accessibility for Ontarians with Disabilities Act (AODA) and American National Standards Institute (ANSI) guide organizations on how to better configure their programs, processes and overall design for improved safety and quality.

INVESTIGATE

Look at what other companies are doing to mitigate their design concerns. It’s possible to avoid many unforeseen pitfalls by networking and collaborating with organizations and professionals that have gone through similar processes.

The PDCA (Plan-Do-Check-Act) management method has been proven effective through various work models. However, this process can be costly at the design stage as the “Check” phase can extend timelines and delay progress.

Consult with safety associations such as the Canadian Society of Safety Engineering to learn how hazards have been controlled IFMA_CPM_November_2016_FINAL.pdf 1 2016-11-14 5:31 PM and whether the controls were effective or raised other concerns.

It’s important to thoroughly investigate when ideas are still on paper and thus relatively easy to modify, which can save time and money and prevent potential injuries from occurring.

OPTIMIZE

Advances in technology can help reduce some of the frustrating disconnects that arise when addressing the limits of the human body. Employees can only work so fast, lift so much and adjust their posture within a specific range of motion; outside of that, programs, equipment and furnishings can bridge the gap. For example, the use of electric or pneumatic lift tables, carts and manual handling devices allow 100 per cent of employees to complete tasks comfortably at their precise ergonomic working height, without compromising safety and comfort.

It is possible to combat aging, fatigue and injuries through effective optimization. Look at not only the physical environment but also the processes, tasks and procedures workers will be expected to perform. Networks, cloud-based technology and mobile systems enable employees to work anywhere. Injured employees can start the return to work process sooner by incorporating Skype or Any Meeting-type systems to attend meetings and collaborate on projects from home.

Proactively assess hazards and inefficiencies to deploy controls that will improve ergonomic principles, work flows and productivity before the design negatively impacts staff. For example, a work flow that requires employees to repeatedly handle a product could be streamlined to a single touch point to reduce handling and create a leaner, more efficient use of a worker’s time. Search the market for products and furnishings, as well as “out-of-the box” modernization such as voice/text recognition programs, custom tooling, automation and work methods to make updates that have a positive design impact.

UTILIZE

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Reach out to those who can help. It’s prudent to use internal and external resources during the design phase, so as to avoid repeating errors and incurring unnecessary costs.

Involve key stakeholders, including employees, to understand issues that only an expert at the task would know to be able to provide effective solutions. This low-cost step has the additional benefit of promoting corporate buy-in and improved management-staff relations.

Experts such as engineers, ergonomists and/or architects can help guide the design process and provide an unbiased professional opinion, which can be crucial when attempting to “change” an environment or workspace.

By keeping this five-step process in mind during the design stage, it’s possible to avoid ergonomic errors that cost more to fix after the fact. | CFM&D

Alexandra Stinson is a Canadian Certified Professional Ergonomist (CCPE), Registered Kinesiologist (R.Kin.) and co-founder of PROergonomics. She has assisted in

REGISTER NOW FOR THIS EXCITING EVENT! www.IFMA-Toronto.org

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

providing cost-effective ergonomic solutions to her clients for more than 15 years. She can be reached at astinson@ proergonomics.ca.

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[ operations & maintenance ] DR. ALICE SINIA

THE ROLE OF EMPLOYEES IN PEST PREVENTION Staff can unwittingly bring bed bugs and cockroaches from their home into the office, by way of briefcases and lunchboxes.

Prevent pests from entering the workplace this way by communicating with employees, providing training sessions and maintaining reporting protocols

an employee’s personal belongings, so it’s crucial to use a comprehensive approach. Keep the following tips in mind to take a pest management program to the next level.

COMMUNICATE OPENLY

F

acility managers might be surprised to find out how often an employee accidentally introduces pests in the office. It happens more than one might think, especially with two of the biggest offenders: cockroaches and bed bugs.

These pests are capable of hitching a ride into the office on personal belongings such as a purse, briefcase, lunch box and on clothing. This is a contributing factor in the upward tick in bed bug activity in places including offices, schools and other commercial properties.

To prevent pest infestations in the workplace, consider rolling out an Integrated Pest Management (IPM) program. These programs monitor and

detect pests at the earliest stages and combat them before they can become a major problem. Taking a proactive IPM approach is more environmentally conscious because it helps eliminate the need for chemical treatments. When employees understand this approach, they are more likely to do their part.

When it comes to pest management, facility managers can’t carry the burden alone. It takes a team to protect a facility from pests. To best protect against pests in and around a property, employees need to be knowledgeable of the issues, understand their roles in the processes and support the facility manager’s efforts.

Pests can be introduced in a variety of ways, from incoming shipments, poor sanitation regimens and through

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

Speaking openly, on an ongoing basis, about the organization’s pest management program will make employees feel comfortable discussing pest issues. This dialogue should include keeping employees in the loop about proactive pest management initiatives such as reporting pest sightings or concerns and even notifying employees of upcoming service visits. It should also include communicating with staff about the potential risk of introducing pests into the facility from home. Increase staff awareness and understanding of how they can affect pest management with strategies including: 1. Have a clear, simple plan in place to keep shared meeting spaces clean when they’re not in use. Also, consider designating someone from the administrative staff to keep an eye on communal areas.

2. The greater the number of people that use coffee and filtered water machines, the greater the potential for spills. Make it easy to clean up this area by providing paper towels and cleaner, and place a trash can immediately next to the machines.

This should cut down on tiny spills from creamer cups, sugar packets and water.

3. Encourage employees to keep their workspaces tidy and remove any food and drink containers after use.

4. Create an environment where employees feel comfortable sharing any concerns around pest issues.

Most importantly, employees should be able to speak up if they have pest

problems at home. This should be as discrete as possible to respect personal privacy. If they report an issue early, the facility’s pest management team can devise a plan to eliminate pest threats before they get out of hand.

5. Encourage employees to report structural damages and deficiencies such as leaky pipes, broken windows and improperly closed doors.

that being proactive and educating teams about bed bugs will help protect the facility.

Pest management professionals also commonly provide educational materials to share with employees, such as tip sheets and checklists to help with sanitation and maintenance. Consider including seasonal pest management tips in regular newsletters to keep these issues top-of-mind.

TRAIN STAFF

MAINTAIN PROTOCOL

Consider training staff on the specific pest pressures the facility faces and oftenoverlooked signs of pest activity. Most reputable pest management providers offer complimentary staff training, so ask about on-site training sessions for the team.

Training sessions give staff a chance to meet the organization’s pest management professional face-to-face, which is important for staff to be comfortable enough with the pest management team to communicate any issues.

Pest management professionals can discuss the basics of IPM, as well as educate teams on the basic biology of pests, conducive conditions and pest hot spots that are specific to the facility.

Conducive conditions are environments within or around an establishment that are favourable for pest activity, such as standing water and improper drainage.

Pest “hot spots” are the key areas inside and outside of a building that pests target as entry or harbourage points.

As the organization builds a relationship with its pest management provider, continue to have the provider host more tailored training sessions specific to the organization’s needs, such as one dedicated to bed bug education. Any report of bed bugs, from a single sighting to a full-blown infestation, can hurt a facility’s reputation and ultimately affect the organization’s bottom line. The training session can include information on bed bug biology, how they can get into a facility, how fast they can spread, evidence of their activity, potential hiding spots and more. There’s no doubt

Even with the most stringent pest management programs in place, there’s always the risk of pests finding their way inside. Employees need to know whom they should notify, and how, in the event of a pest issue.

Establish a pest-sighting protocol that identifies key staff members that should receive pest-sighting reports.

The protocol should also lay out a clear communications process for reporting a pest incident, which is as important as acting proactively to prevent pests.

Here are examples of steps that can be included in a pest-sighting protocol: • If at all possible, catch the insect and provide the pest management professional with a sample.

• Document when and where the pest activity was spotted. Be as detailed as possible, such as recording the approximate number of pests observed.

• Notify the appropriate internal contact immediately.

To reduce the risk of pests being transmitted from homes to the office, arm staff members with basic pest knowledge and provide ways to document and communicate pest concerns. By working with the organization’s pest management provider to get staff on board with the organization’s efforts, the facility manager can increase efficiency and generate savings at a facility while maintaining a stringent pest prevention program. | CFM&D

Alice Sinia, Ph.D. is the resident entomologist – regulatory/lab services for Orkin Canada

> EMAIL MARKETING COLUMN Sponsored by MediaEdge

Three crucial statistics for your email marketing program

By Steven Chester Despite the constant barrage of new ways to communicate, email still stands tall among marketing channels for reaching out to existing clients and sourcing new business.

Keep these three items in mind when planning your next email marketing campaign: • Seventy-two per cent of people prefer to receive promotional content through email, versus 17 per cent who prefer social media. Put this in perspective of the end user. No one likes an influx of marketing messages clogging their Facebook feed. The content-first nature of social media marketing employs a completely different strategy, so be certain your messages that are overt marketing are confined to email.

• Mobile now accounts for 54 per cent of email opens. With 70 per cent of consumers immediately deleting messages that don’t render well on their device, you can’t ignore mobile.

Any good email marketing software offers a mobile-friendly template. If yours still doesn’t, start shopping for alternatives now.

• Personalized email messages improve click-through rates by an average of 14 per cent. If you’re using email marketing software, make sure you have the capabilities to import your contact’s names and company names along with their email address. You’re far more likely to get attention from the user if their name and company are reflected in the subject line and within the message’s content.

focusing on government regulations pertaining to the pest control industry. With more than 10 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.

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.

November 2016 CFM&D 17

[ fm education ]

These pages sponsored by

BOMI

BY DAVE SCHWALLER

C A N A D A

CHOOSING HUMIDIFIERS: THINK LIFECYCLE When it comes to mechanical systems for buildings, a lower upfront investment may mean higher maintenance costs. An expert explains the benefits and tradeoffs that come with different types of humidification systems

I

n mechanical systems for buildings, benefits in some areas may come with tradeoffs in other areas. For example, the lowest possible upfront cost might mean future costs for consumables. Conversely, a larger upfront investment might deliver payback in the form of maintenancefree operation for months or even years. Following that logic, it’s helpful to consider maintenance requirements when selecting a humidification system.

Every humidifier system requires some level of maintenance. The type of system chosen will directly affect the amount of

time, effort, and expense that must be invested to keep the equipment running at peak performance. The following overviews describe maintenance scenarios by humidification system type, along with their benefits and tradeoffs.

ELECTRODE HUMIDIFIERS: LOW UPFRONT COST, FAST/SIMPLE MAINTENANCE, MORE CONSUMABLES

Electrode steam humidifiers are designed with replaceable steam cylinders, rather than cleanable tanks. All minerals in the fill water stay in the steam cylinder as water is boiled away. It could be thousands of hours before enough minerals build up in the steam cylinder to affect performance. Most electrode steam humidifiers display a message when the steam cylinder reaches the end of its life. All that’s required is a very brief shutdown – just long enough to swap in a new steam cylinder and discard the old one.

The benefits of an electrode steam humidifier are low upfront costs and time saved not cleaning a tank. The tradeoff is future costs for replacement steam cylinders – which will vary depending on water quality and frequency of use.

HEATED TANK HUMIDIFIERS: AVERAGE UPFRONT COST, LONGER MAINTENANCE INTERRUPTIONS, NO CONSUMABLES

�

Skim and drain ports provide a means for minimizing hardwater minerals in the tank.

Gas-fired, resistive electric and steamto-steam humidifiers can deliver high performance and high capacities, even with tap water. Further, these systems can be programmed to skim and drain their tanks more frequently if the fill water is very hard. This minimizes

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

minerals in the tank and means fewer and shorter shutdowns for cleaning.

The tradeoff is longer interruptions in steam output for routine tank maintenance, as steam cannot be produced when a tank is refilling with cold fill water. This could be an issue in applications where tight relative humidity control is critical.

COMBINED HUMIDIFIER AND WATER TREATMENT SYSTEMS: HIGHER UPFRONT COST, LITTLE OR NO MAINTENANCE FOR THE LIFE OF THE HUMIDIFICATION SYSTEM, SOME CONSUMABLES

Gas-fired, resistive electric and steamto-steam humidifiers can deliver high performance and high capacities with little or no maintenance year after year – if water treatment is included in the system.

Softened fill water will eliminate much of the required maintenance, as soft-water scale is much easier to remove than hard-water scale. Better yet, it is possible to practically eliminate maintenance with reverse-osmosis or deionized supply water. These systems provide ultra-pure fill water, so the tank and heaters or heat exchangers could possibly look like new even after thousands of hours of operation.

Humidification systems that run year round and/or need tight relative humidity control benefit the most from reverse-osmosis or deionized water.

The tradeoff, in a building that does not already have a water treatment system, is the cost of a water treatment system. Also, water softeners require salt refills, while reverse-osmosis and deionization systems require occasional filter, membrane, and resin bed service.

The best of both worlds, of course, is a steam humidifier and a reverseosmosis system in a single package. Such systems are commercially available and finding great success in applications

�

Electrode steam humidifiers require only steam cylinder replacement.

where space is limited and single-point water, electrical, and drain connections are desired for both the water treatment system and the humidifier.

Pressurized steam-injection humidifiers: Upfront cost varies with building/application size, minimal maintenance, no consumables Pressurized steam injection humidifiers typically cost less per application than steam-generating humidifiers, because they disperse boiler steam that is already being generated for heat or other building purposes. Costs vary by the length and quantity of dispersion tubes and the quantity and types of traps, fittings, and modulating valves. There are few items to inspect every few months, such as strainers, steam traps, valves, and seals, but these are not high-maintenance items and are easy to clean or replace.

While pressurized steam-injection humidifiers leverage the output of an existing boiler or central steam plant, the tradeoff is that boiler chemicals carried by the steam enter the airstream along with the steam. Buildings with processes or occupants requiring steam that is free of chemicals should not use boiler steam for humidification.

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Months or even years of operation and no scale accumulation with reverseosmosis or deionized water.

cooling for large or small loads with very tight control. Because they use heat already in the air for evaporation, they are inexpensive to operate. Because these systems require pump stations or air compressors, control systems, and stainless steel piping, they have a higher upfront investment with a payoff of very little maintenance.

Most high-pressure atomizing systems require ultra-pure water to avoid covering surfaces with hard-water dust. Like steam humidification systems using treated water, the tradeoff is the additional cost of water treatment and water treatment system maintenance.

WETTED-MEDIA SYSTEMS: LOWER UPFRONT COST, VERY LOW ENERGY CONSUMPTION, MINIMAL MAINTENANCE, SOME CONSUMABLES

Wetted-media systems are inexpensive to purchase, require

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Wetted-media systems can use any water type and require very little maintenance but are not capable of tight control.

very little maintenance, and do not require treated water. While wetted media systems are not capable of tight control, higherend systems can monitor upstream and downstream conditions and automatically cycle though modes of operation to maximize water use and extend media life.

The tradeoff is that the media needs to be inspected periodically and replaced if sagging under the weight of hard-water scale or deteriorated from prolonged use.

CHOOSE A SYSTEM, CHOOSE MAINTENANCE LEVELS

Each type of humidification system has its advantages, and all require some level of maintenance.

Thinking through the complete lifecycle when purchasing a humidification system will ensure that both system performance and ongoing maintenance requirements are good fits. | CFM&D

Dave Schwaller has designed and applied evaporative cooling and humidification systems for both traditional and custom HVAC applications

HIGH-PRESSURE ATOMIZATION: HIGHER UPFRONT COST, VERY LOW ENERGY CONSUMPTION, MINIMAL MAINTENANCE, NO CONSUMABLES

High-pressure atomizing systems can deliver humidification and

for more than 19 years. Dave has been a product development engineer for DriSteem’s gas-to-steam and steam-to-steam humidification product lines, and he has been a product manager for DriSteem’s evaporative cooling systems, water treatment systems, and new technologies. In his current role, Dave is a senior applications engineer on DriSteem’s inside sales team.

November 2016 CFM&D 19

DESIGN FEATURE

BY JANINE GLIENER

WHAT GOOD ACOUSTICS LOOK LIKE It used to be that interior designers faced the dilemma of choosing between delivering beautiful space or meeting noise reduction goals, but that’s changing. A distributor of decorative acoustics details how new products are making it possible to do both

pools and sports complexes, airports and schools. And given these applications, the large square or rectangular shapes that were mostly available were fine — not gorgeous, but fine.

But now, much is changing in the realm of interior acoustics, including three key trends: 1. INTERIORS ARE NOISIER

Design trends over the past few years have caused noise levels to increase in the everyday places where people work, socialize and live. Open offices have removed wall barriers that formerly served to contain noise. Restaurants have largely replaced soft, noise-absorbent materials such as carpet and cloth with reflective hardwood, concrete, glass and metal. Even in modern home design, there is more noise-reflective surface, with expanses of drywall and glass.

2. AWARENESS OF THE HARMFUL IMPACTS OF UNWANTED SOUND IS GROWING

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Many exciting lines are coming out of Europe, such as Ginkgo​Acoustic Panels by Stone Designs from Blå Station

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coustic panels and interior design are finally making friends of each other.

For too long, project design decisions, whether in new builds or renos, neglected to consider the impact on the ear. Acousticians and product providers report the vast majority of their work is retrofits, with frequent calls from occupants to “Fix our acoustics!” Yet this is the worst time to try to meet noise

reduction goals. Options will be more limited and solutions likely more costly than if acoustics are considered during the design and build.

The good news is that the building community is becoming more aware of the importance of acoustics at the same time that the industry is giving designers more options to address them.

Acoustic panels used to be thought of primarily for large commercial spaces such as auditoriums and theatres, swimming

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Understanding of the impacts of the acoustic environment is growing. The International Well Building Standard introduced in September 2015 notes that bad acoustics negatively affect not only human comfort but also people’s bodies, across cardiovascular, endocrine, immune and nervous systems! At work, organizations are recognizing the costs of lowered productivity and well-being that result from noise. In social situations, noise hampers conversation and comfort.

3. ACOUSTICS PRODUCT OPTIONS ARE MORE PLENTIFUL AND ATTRACTIVE

Designers have historically been frustrated by the trade-offs they had to make between good-sounding and beautiful-looking interiors. In all the smaller spaces where acoustic treatments are now needed, the visual impact of panels becomes even more important.

This need for compromise is changing

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DESIGN FEATURE

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Christel Månsson, the creator of the decorative acoustic panels

by Wobedo Design of Sweden, was originally an interior designer herself.

too, with the introduction of new products and the creativity of designers themselves in developing acoustic installations.

Acoustic panels mounted on walls and/or ceilings can make the difference between an unbearable room and a functional, beautiful space.

There are several ways to make an acoustic panels treatment look great and stay consistent with the design vision. Product options, placement considerations and designers’ own creative approaches can all enhance design while meeting noise reduction goals.

PRODUCT OPTIONS

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Toronto designer Peter Brooks combined panels with paint to create full wall grid patterns in an Internet marketing company’s meeting/teleconference rooms. ​

Conventional, two-inch-thick, fabric-wrapped acoustic panels are still widely recommended and used in most interiors.

However, the market is exploding with alternatives and now designers’ options for acoustic treatments have expanded well beyond the conventional flat surfaces and right angles of those rigid panels.

As is so often the case in design, Scandinavia seems to be ahead of the curve. Many exciting lines are now coming out of Sweden and Finland and innovation has spread to other countries including Belgium, Italy and more.

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Acoustic panels are available in more materials, such as felt, foam and melamine, and in a variety of shapes, from flat to curved, cylindrical and even nature-inspired outlines. Every big interior design show seems to introduce more beautiful alternative acoustic products, for wall, ceiling and free-standing applications.

There are even acoustically absorbent lighting fixtures! A quick online search for “decorative acoustic panels” — via Google, Pinterest or Instagram — shows how much the sector is evolving.

PLACEMENT CONSIDERATIONS

An acoustician or product supplier can advise on the most effective areas of the room to treat for acoustical impact.

Ceiling treatments can be suspended and colourful for visual interest or inconspicuously flush-mounted and colour-neutral. Wall-mounting position is usually similar to art, with lower edge just about eye level, about five feet above the floor.

Then, design considerations can take over. Conventional panels can be cut to almost any size and many shapes within a four-by-eight-feet grid, then arranged or grouped to create a configuration.

Some of the decorative panels now on offer have unique mounting configurations that allow for easy rearranging on a wall, to refresh an installation by changing up the colour combinations or even the overall shape and placement.

DESIGN POSSIBILITIES

Within the conventional panel offerings, a vast number of fabric choices support any colour scheme. Fabric textures range from fine weaves to burlap. Literally! One coffee shop wrapped panels with the bags used to ship their beans!

Today’s high quality digital fabric-printing processes mean acoustic panel surfaces can become a “canvas” on the wall for a stunning photograph, an art reproduction or a meaningful message. A restaurant can display some mouth-watering photos of the attractive menu items in a restaurant, to whet their diners’ appetites.

One of the newest products uses the basic rectangular acoustic panel shape and sculpts a three-dimensional image onto the surface — numbers and letters for a playschool, a corporate logo for an office or an abstract flourish for a home entertainment room.

Increasing awareness of the need for a good acoustic environment, along with a wider range of solutions, plus design creativity, are leading to more spaces that are wonderful both visually and acoustically. Consult with acoustics professionals during the design stage to help ensure projects are delightful in every way. | CFM&D Janine Gliener is principal of Acoustics With Design, a Canadian distributor specializing in decorative acoustic products for corporate and hospitality spaces. She can be reached at 416-8186569 or Janine@AcousticsWithDesign.com.

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FACILITY DESIGN

DISRUPTIVE BY DESIGN Deloitte’s new Canadian headquarters may be located in Toronto’s downtown core, but they don’t have the trappings of traditional financial tower offices. The project is part of the professional services firm’s national strategy of giving employees choice with agile work spaces

PHOTOS BY: JAMES BRITTAIN

BY MICHELLE ERVIN

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Graphics of Canadian landscapes reflect their orientation in the building – for example, an image of red cedar trees in B.C. resides on a west-facing wall.

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

D

eloitte’s new national headquarters in downtown Toronto have upended the notion of traditional financial tower offices.

The professional services firm recently moved into floors one through 16 of the new skyscraper. A six-storey podium features an airy atrium and fronts onto Yonge Street, giving passersby a literal window into the new ways in which Deloitte’s employees are working. Its 420,000 square feet of leased space in the Brookfield-owned Bay Adelaide East tower consolidates 4,500 employees in one location from seven locations across the Greater Toronto Area.

The project is the largest and latest in Deloitte’s national strategy, which has rolled out to its offices in Langley, Sherbrooke, Ottawa, St. John’s and Montreal. The strategy centres on delivering a differentiated experience for clients and employees alike. In other words, the firm’s new spaces are disruptive by design.

“With the advent of technology, suddenly people are allowed to work in many different ways, and they’re not choosing to actually physically sit in a seat and process paper,” said Sheila Botting, national leader of real estate at Deloitte.

“And so that led us to believe that the way we work is changing tremendously and therefore we have to redesign our work environments to reflect that.”

Botting spearheaded Deloitte’s national strategy, which was precipitated by the looming expiry of some highvalue leases. The firm spent two years studying its space utilization, finding that, across 45 business units, seats would sit empty for anywhere between 40 and 60 per cent of the time.

As Deloitte went about building its national strategy, leaders such as Botting traveled around the world with architecture November 2016 CFM&D 25

FACILITY DESIGN

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Clockwise from left: The Bay Adelaide East tower is unique in that it stretches to Yonge Street, which is visible from Deloitte’s secondfloor reception; design accents such as side tables that look like beavers have gnawed around their mid-section contribute to the space’s sense of place; and break areas fully stocked with food and drinks are close at hand so visitors to Deloitte University can duck out of class without missing much.

and design firm Arney Fender Katsalidis to find out what other firms were doing.

An Australian bank’s offices inspired the 18 different types of workspaces found in Deloitte’s Canadian headquarters.

“The thing that Macquarie was doing that we felt really aligned to what we wanted to do was their activity-based model,” said Melissa Beresford, senior manager, workplace strategy and design, Deloitte, “which is really providing people with choice to be able to find the work environment that would best serve the task at hand.”

Working floors follow a universal footprint with a landmark central café.

Each café stocks its own type of coffee — encouraging employees to explore different floors, Beresford pointed out — while accent colours distinguish between floors, rotating between turquoise, red, green and yellow.

The universal footprint also includes enclosed offices in the core, flex zones formed from demountable walls and focus spaces such as quiet rooms.

There are three types of workstations — benches, boomerangs and L-shaped desks — half of which are heightadjustable.

One treadmill desk is available on each floor, in an enclosed office, facing graphics of Canadian landscapes. Previous projects revealed that the treadmill desks were noisy and underused when placed in open areas, Beresford explained.

Dual monitors were deployed to help smooth the transition to a paper-light environment. On first glance, rows of cabinet drawers appear to contradict this initiative. However, the storage units are used as lockers, not for filing.

Again, previous projects taught Deloitte that school-style stand-up lockers would

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

collect forgotten winter gear, Botting said.

The look and feel of the spaces reflect both sides of Deloitte’s business, as Matthew Kobylar, director of interiors and workplace strategy for Arney Fender Katsalidis, illuminated. Refined materials such as fine timber and stone mirrored the traditional suits favoured by accounting staff, while raw materials such as milled steel mirrored the business casual dress preferred by consulting staff.

“You see these two finishes juxtaposed against each other; this is purposeful to represent both sides of the business,” he said. “So it’s not uncommon to see a beautiful wood-panelled wall that actually has a milled steel surround detailing around it.”

Much like an art gallery or museum, the showpiece podium space tells Deloitte’s story through design,

explained Kobylar. The staircase that crisscrosses floors two through six in Deloitte’s branded green acts as a guide, silently narrating as residents and visitors of the building traverse its steps.

On the sixth-floor, the Greenhouse transports clients to an environment designed to remove all physical obstacles to intensive problem solving over one or two-day sessions. Visitors enter through a black tunnel — which acts as a sensory cue, said Beresford — pass by a stocked café and use rooms outfitted with modular furniture and movable walls. There are smart boards and white boards, as well as tools including mixed realities, networks and sensors.

Close by, an outdoor patio and terrace overlooks Yonge Street, providing space, outfitted with a kitchen, for the firm to host employee gatherings and other events.

The fifth floor is part multi-purpose training facility, part working floor.

On the fourth floor, at D.411, which Beresford compared to a hotel front desk, employees can drop off dry cleaning, pick up company golf shirts for clients or take their computer for tech support. After hours, a smart locker lets employees scan their badge, enter their request and stow their equipment for service in the morning. And if there’s a line-up, the locker is also programmed to process basic requests, such as providing a mouse or power cord — kind of like a high-tech a vending machine.

On the same floor, Recharge is a wellness area where employees can get away to meditate, pray and work out, or access services including massage, physiotherapy and counselling. Deloitte works with a company that runs several low-intensity daily classes such as Pilates and spinning in its two studios, which are also available for free exercise and personal training.

November 2016 CFM&D 27

FACILITY DESIGN

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A staircase in Deloitte’s branded green is designed to help tell the professional services firm’s story as residents and visitors alike transcend its steps.​

The third floor is visible to visitors, but access to Deloitte University — Canada’s first — is invitation only. The institution, which is required to meet exacting standards, hosts the firm’s clients and people who come from around the globe to participate in experiential developmental programming, as Alan Booth, associate partner, leadership development and succession planning at Deloitte, described it.

The Deloitte University approach models the way Deloitte wants its clients to be treated in an experience that begins at the airport. There, “DU” greeters welcome visitors in the first of many measures aimed at ensuring a seamless, stress-free stay. On arrival at DU, guests encounter an iceberg-like reception desk — one of a few intentional nods to the idea of “breaking the ice.”

Many of the design accents, such as polar bear side tables, facilitate this by doubling as conversation pieces, Beresford observed. Other features of The Lodge, a social space immediately following reception, contribute to the facility’s sense of place in Canada, she added. It has wood-slat ceilings, natural stone floors and a convincing artificial fireplace, which replicates flames with lights and vapour.

There are also benches made from repurposed and shellacked Canadian

Pacific Railway ties, tree stump side tables that look like beavers have gnawed around their mid-sections and a large-scale Lawren Harris-inspired painting by Douglas Coupland. And graphics of Canadian landscapes reflect their orientation in the building — for example, an image of red cedar trees in B.C. resides on a west-facing wall.

Classrooms are in close proximity to break areas with food and drinks, so visitors can duck out for a bite to eat without missing much, Beresford said. There’s also a flexible dining area with a kitchen, with triangular acoustic ceiling panels — another nod to “breaking the ice.”

On the second floor, visitors reach reception by elevator, escalator or stairs from ground floor, where employees can work from Deloitte’s Bistro 1858 on the corner of Yonge and Adelaide streets. Their visibility to passersby in part goes back to the firm’s decision to occupy the building from the bottom up instead of top down, noted Nancy Cohen, managing director of strategic occupancy planning, corporate occupier and investor service, Cushman and Wakefield. In part, the visibility also goes back to the altering of the originally planned base building to extend the Bay Street tower to Yonge Street by adding the podium space.

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

“When you walk on the street, you don’t really look at the top of the building,” said Cohen. “What you see from the street is the activity at the base of the building, and that’s where their opportunity for branding really lay.”

It was an important consideration with the competition for talent in an increasingly millennial workforce projected to intensify in Canada in the coming years, she elaborated.

Another important consideration was the flexibility of the design, with its modular furniture and movable walls, to adapt to change. Beresford likened the future-proofing of the new office to the functioning of a town hall.

“They’re coming here to do collaborative work, or they’re coming here to learn, and when you think of what a town hall was, you’re going there for court or marriage,” Beresford offered as examples. “The building itself provided a place where they could do all those activities; today, it’s much more complicated, but the basic foundation of it is that we need to provide an environment that’s going to allow us to be able to do all these different things.”

As disruptive as the design may be in shaking up the workplace status quo, the painstaking effort to predict and prevent disruptions in Deloitte’s new headquarters may be what stands out most. | CFM&D

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SPACE PLANNING FEATURE

BY GARY WATKINS

THE SPACE PLANNING IMPERATIVE Environmental and financial considerations have dovetailed to drive a trend toward a decline in the number of square feet dedicated to individual employees. Optimizing utilization demands strategic planning; Gary Watkins explains how software can help

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Space measurement studies have revealed that desks are typically used only about 50 per cent of the time.

highlighted a need to promote a greener environment and stimulate a more productive workforce. Meanwhile, the federal government’s sustainability strategy for the last three years has included a pledge to increase occupancy densities within its real estate holdings as workplace space requirements shrink in the private sector.

TRENDS IN SPACE ALLOCATION

Strategic space management follows three key principles: • Consistently measure an organization’s buildings for accurate comparison and analysis.

• Categorize each space within a building to understand how the space is used.

• Include space allocation and use in a strategic space management plan.

(This adds a level of visibility and accountability of space use by each department.)

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pace is a valuable commodity within a business, in both financial and environmental terms.

It can help a business to meet its objectives, increasing employee productivity and morale, boosting sustainability achievements and reinforcing an organization’s brand and culture. Conversely, poorly managed space can be a real inhibitor, generating unnecessary costs, preventing staff from working effectively and presenting the business in a poor light.

Space planning and management has never been more relevant than in today’s economic climate, as cost efficiencies align with green goals. Utilities can be reduced as they service a smaller area, reducing a company’s carbon footprint, and there is less need for pricy new builds on green land. The UN has recognized these goals in its 2030 Agenda; the Canadian government has done the same in its Federal Sustainable Development Act. The most recent Economic Survey for Canada, conducted by OECD, has

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

Over the past few years, there has been an ongoing global corporate trend toward reducing the amount of space allocated to each employee. This has largely been the result of open-plan and agile working in dedicated collaborative space, together with advances in information and communication technology that allow people to work anywhere. In the U.S., Australia and Canada, organizations allocate an average of 18 square metres of space to each worker, compared to 23 square metres 10 years ago.

Space measurement studies, using both manual inspections for ‘signs of life’ and sophisticated technology, have revealed that desks are typically used only about 50 per cent of the time. So, there is a clear need to evaluate the efficiency of space and consider alternatives, such as hot desking. The office has transformed from a place for individual working to a place of collaboration. As a result,

dedicated desk spaces are often less of a priority than meeting rooms and breakout areas.

USING SPACE PLANNING SOFTWARE

Special software can help organizations effectively manage their space. To select and roll out the most suitable software, first establish decisionmaking criteria, outline a project plan, develop an implementation workflow, and review data and design. Then, consider how the organization is going to manage its supplier and negotiate any post-sales support and training.

The highest quality FM software packages include space management systems that allow users to view data and floor plans through a web-based interface. Look for the following key features: 1. Space allocation

Assess the suitability of new buildings and the feasibility of a move. Produce stacking or blocking plans to determine the most efficient way to allocate space to teams or departments. Do scenario planning and auditing, which can be used to determine space availability.

2. Departmental changes

Facilitate smooth departmental changes by generating dynamic floor plans, even for complex moves.

departments and generate chargeback information based on location usage.

Also view and overlay data onto accurate floor plans to optimize management.

required in each area by regulations during moves. Also add annotations to floor plans to manage health and safety data, such as fire safety and asbestos management.

4. Move and change management

8. Employee management

Co-ordinate the relocation process and produce documentation including spreadsheets, diagrams, crate labels and post-move surveys. Also update the new location details, such as network information and telephony.

Streamline the management of new staff with integration between HR and personnel software and space management software. Also determine space availability and allocate desks in advance.

5. Strategic master planning

9. Disaster recovery

Run multiple scenarios to optimize space use and plan for the future. Again, use stacking and blocking plans to optimize space utilization.

See where people are in the building, their personal requirements and where alternative space can be found. Also do contingency planning for emergencies.

6. Hot-desking/hoteling

As environmental and financial considerations drive a trend toward reduced real estate footprints, optimizing utilization is increasingly imperative.

Space management software can help businesses to understand their use of, and requirements for, space before an acquisition, disposal or other change; control occupancy costs and improve cross-charging within the organization. | CFM&D

Let staff use booking features to select available workspaces on a floor plan.

Make finding a work or meeting space easy, maximize utilization, avoid double booking and improve communication and productivity.

7. Compliance

Define key members of staff, such as fire wardens, to maintain the number

This article is based on the Strategic Space and Move Management white paper. A complimentary copy can be obtained at http://www.swg.com/white-paper/strategicspace-move-management. Gary Watkins is managing director of Service Works Global, an international expert solutions provider of comprehensive facilities, property and workplace management software. Working with the company from the outset, he is responsible for

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November 2016 CFM&D 31

O&M FEATURE

BY PAUL GOLDIN

STOP SNOW IN ITS TRACKS It’s possible to safeguard floors from seasonal damage by taking steps to restore, protect and maintain hard surfaces before, during and after harsh weather arrives. A cleaning solutions expert explains how

N

orth Americans spend more than $1 billion annually on hard-surface floor care products. And if facility managers don’t take preventive measures, especially before and during the harsh winter months, they may pay more than necessary to keep floors clean and safe.

Complicating matters, the floors may also sustain damage if these preventive measures are not taken. The real reason for applying a finish to a hard surface floor is to protect the floor, not necessarily to produce the high-gloss shine so many managers want to see.

To prepare for winter, take the following preventive floor-care measures: Restore the floors with deep scrubbing and recoating.

Protect the floor with an effective matting system to help keep moisture, soil, ice melt, and other floordamaging contaminants from being walked onto floors.

Maintain the floors with an effective neutral floor cleaner and/or ice melt haze remover.

RESTORE

A clean and shiny floor makes a first impression on visitors and occupants when they walk into a building. What’s more, a shiny floor tends to be easier to clean and maintain, helping reduce the amount of time cleaning professionals spend on winter floor care.

It’s important to perform restorative measures before winter arrives. Some floor care chemicals, including the finish, may not work or adhere as well to the floor in a cold, often dry, winter environment. Also, the floor finish may freeze in transport during the winter.

The goal is to have the floor armed and ready to meet winter challenges.

Restorative measures will ensure just that. They include deep scrubbing and recoating, or stripping the current finish off the floor, cleaning and rinsing the

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

floor, and then reapplying several thin coats of finish on the floor.

PROTECT

Floor mats do more than just protect the floors. As much as 80 per cent of the soils in a building are “walked in” on the bottom of shoes, so an effective floor mat system can help keep the facility clean and safe.

An effective floor mat system involves installing three types of mats that work together to capture the moisture and soil at building entries and prevent it from coming into the facility. Here’s how: A scraper mat scrapes larger debris from shoe bottoms, so it goes outside the doorway, or if not possible, in the vestibule or as the first mat. While it does capture moisture, the goal of the scraper mat is also to hold debris, soils, and ice melt, preventing them from entering the building. Bi-level construction lets contaminants drift down below the surface of the mat.

The wiper/scraper mat follows the scraper mat in the vestibule in a double doorway entry or as the first mat placed directly in the facility. The wiper/scraper picks up where the scraper mat left off by continuing to capture soils and further remove moisture from shoes.

As a final defense, the wiper mat follows the wiper/scraper mat, removing even more soils and moisture. In total, there should be roughly 20 linear feet of matting at all the entry ways.

When all three mats are installed, upwards of 70 per cent of all contaminants can be removed from shoe bottoms. ISSA, the worldwide cleaning association, has shown that it is less expensive overall to have an effective matting system that traps soils at entry ways than removing the soils once they are tracked into the building.

Don’t forget to maintain the mats A three-part floor matting system can be effective year-round, but it’s important to take a few basic steps to keep the system functioning at its best: Vacuum the mats every day and even throughout the day.

Replace wet or soiled mats with dry and clean mats as soon as possible.

Clean mats using a carpet extractor, especially during the winter; lay the mats flat to dry.

Make sure there are no gaps between the mats.

Check the surface below the mat; if it’s wet, air dry the mat before reinstalling it so as to protect the backing.

REPEAT

Replace torn mats to help prevent slip-and-fall accidents.

A high-quality, well-maintained matting system should last at least three years, possibly more.

MAINTAIN

From here, the goal is to maintain as clean a floor as possible once winter arrives.

Use an automatic scrubber on larger areas to remove embedded soils that can mar the floor’s appearance and damage its protective coating.

It’s possible to maintain smaller floors using a mop cleaning-system, but remember to always use a fresh

It’s critical to use an effective neutral floor cleaner — one that has the efficacy to remove the type and soil loads associated with winter conditions. However, if ice melt products are used, a neutral floor cleaner may not remove the haze caused by the ice melter. Look for floor cleaners specifically designed to remove this haze.

mop, change it frequently, and change the mop water as soon as it begins to discolour. The more contaminated the mop becomes, the more it spreads soils rather than removes them.

Applying an effective neutral floor cleaner and/or ice melt haze remover, as well as using a good matting system, will help protect flooring during the harsh winter months and keep these maintenance costs in check. When these steps have been taken, all the floor should need come spring is that same deep scrubbing and re-coating used to restore the surface in the fall. | CFM&D

Based in Canada, Paul Goldin is vice president, professional cleaning solutions, at Avmor, Ltd. Avmor is one of North America’s leading cleaning chemical manufacturers. He can be reached through his company website, www.avmor.com

NOKI KEEPS THE ENTIRE OFFICE UNDER LOCK… BUT NO KEY!

FILING CABINETS

OVER 9000 UNIQUE CODE POSSIBILITIES TO CONTROL ACCESS

EXECUTIVE OFFICES

A UNIQUE CODE SECURES BELONGINGS AND DOCUMENTS

HR OFFICES

LOCKING OF EMPLOYEES' PERSONAL INFORMATION IS EASILY MANAGED

ACCOUNTING

A DEPARTMENTAL CODE LIMITS ACCESS TO CONFIDENTIAL DOCUMENTS

OPEN SPACES FOR INDIVIDUAL STORAGE

A PERSONALIZED ACCESS CODE KEEPS BELONGINGS SECURE

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THE NOKI ELECTRONIC LOCK TECHNOLOGY SIMPLIFIES MANAGING ACCESS TO OFFICE STORAGE WHILE PROVIDING THE REQUIRED LEVEL OF SECURITY.

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November 2016 CFM&D 33

SHOW PREVIEW

IIDEXCANADA 2016 TO HOST LIGHT EXPO, LIVE TALK SHOW The national design and architecture expo and conference returns to the Metro Toronto Convention Centre on Nov. 30. Features include a focus on lighting, a new IIDEXTV channel and Passive House Pavillion SPEAKER’S CORNER Architect Róisín Heneghan will give a talk Wednesday afternoon called “Thoughts on Architecture, Museums & Spectacle.”

Working with Kearns Mancini Architects, heneghan peng architects recently won the design competition for the Canadian Canoe Museum in Peterborough. Paul Scialla, founder of Delos, will speak Thursday morning about the new international standard for human health and wellness in the built environment.

Also scheduled to speak Thursday, midmorning, is Edgar Gonzalez, whose consultancy works with Spanish cultural

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institutions and who curated the Spanish Pavilion. During the noon hour Thursday, designer Petra Blaisse, who founded Inside-Outside studio, will give a talk. The studio’s current projects include curtains for the main auditorium in Banco Popular’s Madrid headquarters and landscape and roof garden for Berlin’s future Springer office building. Other keynotes include architect Chris Downey, Canadian designer Karim Rashid and French designer Christophe Pillet.

PHOTO CREDIT: RJD LORIEUX

PHOTO CREDIT: INGA POWILLEIT

ights, camera and environmental action — this year’s IIDEXCanada, running from Nov. 30 to Dec. 1, will have it all. The LightCanada Expo 2016 will bring more than 50 lighting companies to the Buildings Show.

An Innovators Pavilion will host the launch of IIDEXTV, a live talk show with Dee Dee Taylor Eustace, Dermot Sweeny, Matt Stainton and others, which will also become available in “vodcasts” via a virtual private social network called KAÄJENGA. The Passive House Pavilion will showcase the international standard for affordable, comfortable and energy-efficient buildings. Other highlights will include the Spanish Pavilion and the IA Interior Architects team’s “Totally Tubular!” exhibit design for IIDEXCanada, which will display the “best of design” products. Plus, the annual IIDEX woodshop and THINK:Material will return.

Chris Downey

Christophe Pillet

Edgar Gonzalez

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

Paul Scialla

Petra Blaisse

Róisín Heneghan

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State of the Industry Panel; image provided to IIDEX by Interior Designers of Canada.

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The ‘Vagues’ wall panel installation by Donovan Jesse Tapuhna is a 2016 IIDEX Woodshop finalist.

EXTRA CREDIT IIDEXCanada will host a full slate of educational seminars to help attendees stay current on the latest industry innovations, legislative changes and trends. Some selections that stood out include presentations on digital disruption and workplace distractions: W20 – The Focus Game: How to Fix Your Distracted Workplace W24 – Landscapes for Health: Healing Gardens in a Healthcare Environment W26 – The Danish Secret: Integrating Happiness Into Workplace Design W28 – How Smart Green Design Choices Create Accessible Spaces W35 – World Furniture Outlook: A Global Research Survey W36 – Disruptive Evolution: The Rise of the FinTech Workplace Find a complete list of this year’s seminars at http://www. iidexcanada.com/conference/ seminars2016.

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Clockwise from top: Bar Raval, Canadian Interiors’ 2015 Best of Canada winner; Kalyca Ryan and Bram Sawatzky’s Fluyt Bench, 2015 IIDEX Woodshop winner; and EXPORT. Spanish Architecture Abroad, © Miguel de Guzman.

November 2016 CFM&D 35

FOCUS ON O&M

CLEAN AND GREEN The latest restroom products combine design and function. Think high-end stainless steel soap dispensers with anti-fingerprint protection. Plus, a new high-efficiency chiller uses an alternative refrigerant with low global warming potential

Tork Image Design™ is a coordinated collection of fully automatic, touch-free dispensing systems for bath tissues, hand soap, sanitizer and towels. SCA collaborated with international designers on the modern but timeless style of the high-end stainless steel dispensers, which possess anti-fingerprint protection. The dispensers also feature side windows designed to make it easier to ensure tissues, soap, sanitizer and towels are replenished before supplies run out. Plus, the line includes an easy-to-use manual soap dispenser.

New from HOPESCO is the Health Gards® HG-3000C Lever Dispenser Pack for half-fold toilet seat covers. Designed to dispense seat covers one at a time, the pack comes in an industrystandard case of 3,000 (24 cards containing 125 seat covers each).

Its dispenser box is compatible with most lever-operated toilet seat dispensers. Popular in public restrooms, toilet seat covers such as these have applications in airports, hospitality areas and office washrooms.

Verge® LVS-Series is new to Bradley’s line of Verge® Lavatory Systems. The series comes in three standard models with individual drains for each of its one, two or three stations. With its seamless contours and linear open concept, the basin is designed to be elegant but easy to clean and is made from chemical, heat, scratch and stain-resistant Evero Natural Quartz Material. Ideal for high-traffic restrooms, the series has applications in contemporary office buildings.

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

ProSpace VRF is one of six systems recently added to the ProSpace™ Ductless Portfolio from Trane, an Ingersoll Rand brand.

The system is designed to deliver comfort in interior environments with its precise temperature control and quiet operation. The system comes in either heat pump or heat recovery configurations as well as tonnage capacities ranging from smaller mini units or larger modular units. Also new to Trane’s ProSpace™ Ductless Portfolio are multi- and single-zone ductless systems.

New from Reliance Detection Technologies is the FloodMaster RS-094-MK6. Designed for easy installation, the system sounds an alarm and activates a shut-off value when it detects water tank leaks in plenum spaces. A lead-free 3/4-inch ANSI/NSF 61 Annex G shut-off valve, water sensor, actuator, step-down transformer and plenum-rated wires come with the kit. Compatible with most security and automation systems, it has applications in facilities including office buildings and commercial properties.

The YVWA water-cooled screw chiller is one of two high-efficiency chillers available with low global warming potential (GWP) options recently added by Johnson Controls to its portfolio of YORK® chillers. Both new product families are compatible with highly efficient, nonflammable R-513A, also known as Chemours’ Opteon™ XP10, which is a low-GWP alternative to R-134a. In water-cooled applications, the offering covers from 433 to 3,516 kilowatts (120 to 1,000 tons).

November 2016 CFM&D 37

[ last word ]

BY JEAN BARBEAU

SWITCHING THE LOCKS New technology is making it easier to manage access to documents in the workplace by eliminating the need to cut traditional keys and store duplicates. Jean Barbeau makes the case for electronic locks

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ontrolling access to hard copy files, managing and storing duplicate keys, absent employees — these are just a few of the issues that facility managers are confronted with when dealing with office storage.

Traditionally, the mechanical lock on office furniture storage is the most common access management tool.

Over time, the security provided by mechanical key locks has become compromised and the management of key systems has become cumbersome for facility managers.

Electronic locking technology is now available for office storage that provides a flexible, simple and effective alternative to the key lock, lightening the load for management.

no keys to search for, no keys to have cut or order.

The electronic lock technology can go one step further by providing a master override “key,” which greatly simplifies the task for facility managers. The electronic override “key” resets the lock to its default code allowing the facility manager to open the lock and program a new code.

At George Brown College in Toronto, locking is mandatory due to the sensitive nature of the information it stores. Large departments required duplicate keys for each lock, which meant storing and managing 200 to 300 duplicate keys per department. Dianna Rhodes, principal of Design Resolutions, who works with the college, observed that switching to electronic locks simplified this process greatly while still providing the required secure storage.

KEY ISSUES

Security Mechanical locks can be picked in mere seconds and duplicate keys are easily accessible using the code indicated on the exterior of the lock. A quick Google search for “filing cabinet key” will show how easy it is to access a master key.

The “key” for an electronic lock is a number — combinations of 1, 2 and 3, for example — allowing for more than 9,000 unique “key” possibilities.

Management With an electronic lock, the manufacturer provides a master code for each lock, eliminating the need for duplicate keys.

Instead of a drawer full of keys, managers can create and easily access an electronic file with the lock serial numbers and the unique lock override codes. That means

CHANGING THE LOCK

Security can sometimes be compromised when an employee who is no longer employed by the company leaves with a key. Changing the key lock is timeconsuming and expensive as it takes a professional to do the job on site.

With an electronic lock, the code can easily be changed by the facility manager or supervisor using the lock’s unique override code. Using the electronic override “key” eliminates the need for the override code for ease of access and changing the code.

Battery-powered electronic locks can be placed anywhere in the office — no need to be near a wall to be plugged in.

The lock requires little power, allowing for a long battery life.

ADDITIONAL BENEFITS

With electronic locks, managers have the ability to manage storage by user or even by department, such as Human Resources, Finance or R&D, or floor by using the same codes to group storage as required.

While traditional keys provide key alike options, electronic locks allow the flexibility of easily changing the code to assign a storage unit to a different user, department or floor.

Electronic locks are easy to program so codes can be changed quickly and as often as required.

Shred-it, a document destruction service, recently rolled out a storage solution with an electronic lock in its new head office, which has more than 325 workstations. The solution was recommended based on Shredit’s policies, procedures and culture, explained Mayhew’s Paul Bradshaw.

The electronic lock allowed for tighter controls on access to documents for a client who considers document security and management critical.

By eliminating the need to store duplicate keys, the electronic lock can simplify managing access to office storage while providing the required level of security. Electronic locks provide a keyless security system that can lighten the work load of facility managers and address some of the issues associated with traditional mechanical locks. | CFM&D

Jean Barbeau is the director of research and development for the Canadian office furniture manufacturer Artopex. A graduate of the furniture design program at UQAM in Montreal, he has more than 30 years of experience as a designer of commercial furniture for various Canadian and American manufacturers. Jean is a member of the Association des designers industriels du Québec (ADIQ) and the Association of Canadian Industrial Designers (ACID).

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

VARIDESK® IS THE HEIGHT-ADJUSTABLE STANDING DESK SOLUTION FOR ANY OFFICE SPACE. • Solutions for desktops, cubicles, or full-desk replacements • Special pricing for bulk orders available • Usually ships within 24 hours • All products require little or no assembly

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