Canadian Facility Management & Design by MediaEdge

SEPTEMBER 2017

WORKING IN THE DARK STEREO Dâ&#x20AC;&#x2122;S NEW SPACE PROVIDES LOW LIGHT NEEDED TO CONVERT MOVIES INTO 3D

AIRSIDE

EFFICIENCY

CYBER SECURITY FOR

SMART BUILDINGS

SAFETY PA R T O F T H E

MANAGEMENT

P A R T

Canadian Publications Mail Product Sales Agreement No. 40063056

O F

FOCUS ON LIGHTING

T H E

Tyco Integrated Fire & Security is now Johnson Controls. The combined strengths of two great companies are now under one great name. Making Johnson Controls the world leader in fire protection, security, HVAC, building controls and energy storage. Count on us for innovative solutions that lead to safer building environments and better outcomes for customers. Like advanced Simplex TrueAlert ES solutions with revolutionary notification system self-testing capabilities. Exactly what youâ&#x20AC;&#x2122;d expect from a leader.

Discover the Addressable Self-Testing Difference at Tycoifs.ca/TrueAlert.

RBQ 3050-7412-83. Tyco Integrated Fire & Security and the product names are marks and/or registered marks of Johnson Controls. Unauthorized use is strictly prohibited worldwide. All other marks are property of their respective owners.

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On the cover: The workstations in Stereo D’s new Toronto studio are intentionally cast in low light to facilitate 3D conversion work. Page 18.

COVER PHOTO: BOB GUNDU

[ contents ] 10

PHOTO: RICHARD JOHNSON

CANADIAN FACILITY MANAGEMENT & DESIGN

18 Review rooms allow Stereo D to analyze its 3D conversion work in movie theatre-like settings.

12 SMART BUILDINGS FACE CYBER THREATS

How to secure critical systems against hackers as new vulnerabilities emerge.

18 LOW LIGHTS, NO CAMERAS, 3D ACTION Stereo D’s new facility is designed to support visual effects artists who work in the dark. 22 NEW TECHNOLOGY ADVANCES SAFETY MANAGEMENT

Why contractors keep getting injured on the job - and what facilities can do about it.

28 ILLUMINATING DESIGN

Modular LED systems are highlights of the latest new lighting products.

30 THE CASE FOR AIRSIDE EFFICIENCY Fixed ventilation rates fail to optimize energy use or safety in critical lab spaces.

12 columns

departments

6 OBSERVATIONS 10 FM ERGONOMICS 12 FM EDUCATION 16 SECURITY 14 OPERATIONS & MAINTENANCE 26 REGULATIONS 30 LAST WORD

8 FOUNDATIONS 27 INFOGUIDE

New collection including textured slate designs now available!

with

creating better environments

www.forboflooringNA.com | +800 842 7839

[ observations ] BY MICHELLE ERVIN

WORKING IN THE DARK

mployee well-being has taken on increasing importance in the workplace in recent years. Take, for example, the rise of the WELL Building Standard, which advances health and human experience with guidelines for air, fitness, innovation, mind, nourishment and water as well as light. The guidelines for light recognize the influence illumination levels have on the circadian rhythm that regulates our sleep. Accordingly, one of those guidelines is to seat employees within 25 feet of natural light. To be sure, the impetus to provide employees with equal access to natural light predates the WELL Building Standard. Meeting rooms and private offices were already migrating from perimeters to cores, letting the sun’s rays reach farther into the floor plate. In Stereo D Canada’s new facility, the opposite is true — but for good reason: its employees require movie theatre-like darkness at their workstations to convert films into 3D. The post-production studio handles blockbusters the likes of “Star Wars: Rogue One” before they hit theatres. If it weren’t for the need of its visual effects artists to work largely in the dark, the facility might otherwise look like a typical tech workspace. Just because they need to work in low-light conditions doesn’t mean they should forgo the benefits of natural light. The Quadrangle-designed space makes up for the lack of light at workstations with gathering spaces such as a day-lit cafeteria with 20-foot ceilings and a sky-lit atrium. Also in this, our outsourcing and security-themed issue, are articles on cyber threats to building automation systems and improving the safety of building occupants. Plus, our regular round-up of new products features the latest in lighting. Meanwhile, as Stereo D Canada’s visual effects artists work largely in the dark, the post-production studio’s new facility illuminates how to support employees in cases where the nature of their job demands counterintuitive design solutions. MICHELLE ERVIN michellee@mediaedge.ca

SEPTEMBER 2017 Volume 32, Issue No. 3 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 WEB DESIGNER: Rick Evangelista ricke@mediaedge.ca PRODUCTION MANAGER: Maria Siassina marias@mediaedge.ca PRODUCTION COORDINATOR: Elizabeth Nguyen elizabethn@mediaedge.ca CIRCULATION: Aahish Sharma circulation@mediaedge.ca (416) 512-8186 ext. 234 PRESIDENT: Kevin Brown kevinb@mediaedge.ca DIRECTOR OF DIGITAL MEDIA: Steven Chester stevenc@mediaedge.ca EDITORIAL ADVISORY BOARD Barry Brennand, Merlin Consulting Group; Jaan Meri, P.Eng., Consultant; Alex K. Lam, MRAIC, The OCB Network; Janine Reaburn, LoyaltyOne, LEED ® AP

Canadian Facility Management & Design (CFM&D) magazine is published six times a year by MediaEdge Communications Inc., 5255 Yonge Street., Suite 1000, Toronto ON M2N 6P4; Tel (416) 512-8186; Fax 416-512-8344; email: circulation@mediaedge.ca SUBSCRIPTIONS Canada 1 yr $50* 2 yr $90* USA 1 yr $75* 2 yr $140* Int 1 yr $100* 2 yr $180* Single Copy Sales Canada $15* * 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 2017 Canada Post Canadian Publications Mail Sales Product Agreement no. 40063056 ISSN 1193-7505 Return undeliverable Canadian addresses to: MediaEdge Communications Inc., 5255 Yonge St., Suite 1000, Toronto, ON M2N 6P4

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“ I COULD

NEVER LIVE WITH SOMETHING HAPPENING TO MY TENANTS. Ensuring my staff and I always hire Licensed Electrical Contractors for electrical work isn’t only good for business, it’s good for my peace of mind. Hiring a ‘guy’ may seem cheaper, but doing it legally saves my tenants downtime, and saves me from sleepless nights.” -Mark Levinson Property Manager

Mark manages nine commercial properties and is considering using ESA’s time saving Continuous Safety Services. To learn more about your legal obligations and the benefits of CSS, visit esasafe.com/propertymanagers

» foundations » ENERGY MANAGEMENT BY THE NUMBERS

LEED V4 REGISTRATIONS REACH MILESTONE LEED v4 registrations have reached a milestone, with more than 100 projects across the country now pursuing the most stringent version of the Leadership in Energy and Environmental Design rating system yet, the Canada Green Building Council (CaGBC) reported last month. The registered projects have a combined building floor area of 681,000 square metres. “Canada is currently undergoing a massive shift as we move toward a lowcarbon economy with governments and industry alike recognizing that the time to act is now,” said Thomas Mueller, president and CEO of the CaGBC. With 18 municipal projects and 10 provincial projects registered, governments are outpacing commercial and residential owners in the move to LEED v4. Commercial owners accounted for 24 of the registered projects, while residential owners accounted for 21 of the registered projects. Regionally, Central Canada dominates the field, with Ontario and Quebec each laying claim to 29 of the registered projects. Alberta is a few paces behind, with 19 registered projects, followed by Manitoba’s nine and New Brunswick’s one.

As sustainability becomes the status quo, businesses are looking beyond staying competitive in their continued quest to lower their energy consumption, found the Deloitte Resources 2017 Study. While cost cutting remains the top motivator for resource management, reducing risk, improving resiliency and creating value are taking on increasing importance. Here are a few of the facts and figures from the study:

21%

2/3

60%

22%

The share of total capital budgets respondents reported allocating to energy management in the past three years.

MORE UPGRADES FOR REVAMPED MANITOBA AIRPORT

The rough proportion of respondents who said their companies advertise their use of renewable resources as a percentage of their electricity needs.

Brandon Municipal Airport in Manitoba will see its aging maintenance building replaced following a recent revamp, Infrastructure Canada said in a news release. Premier Brian Pallister and Mayor Rick Chrest announced the upgrades this summer at an event celebrating the completion of an expansion and renovation project at the terminal. The feds, province and municipality have jointly committed as much as $2.5 million in funding to build a larger, more modern facility, aimed at improving safety and efficiency with improved structural features. “I am confident that with the completion of this project, and the further upgrades announced today, we will increase the Airport’s capacity and efficiency, which will have a lasting, positive impact on the region’s economic growth and development,” said federal Minister of Infrastructure and Communities Amarjeet Sohi. The recent revamp saw the airport triple in size, adding check-in, office, retail and washroom space, along with a new arrival hall, dedicated security screening area and departure lounge. The project also provided for the installation of fibre optic cable and mechanical system upgrades.

The rough proportion of respondents who reported being equipped to generate electricity on site.

Installing motion occupancy sensors was the most-cited tactic for managing energy.

The proportion of respondents who reported having hired a third-party energy management services provider.

The study reflects the views of decision-makers from a range of industries who oversee energy management at U.S. companies with more than 250 employees, as captured in more than 700 online interviews. The study can be accessed in full at: https://www2.deloitte.com/content/dam/Deloitte/ us/Documents/energy-resources/us-deloitte-resources-2017-studyenergy-management.pdf.

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

September 2017 CFM&D 9

[ fm ergonomics ]

This page sponsored by

BY AARON MILLER

DON’T FORGET THE OUTLIERS Workstations, particularly shared ones, may require modification or accessories to reduce the risk of musculoskeletal injuries among the tallest and smallest workers. There are plenty of solutions to choose from, at a range of price points

Here’s a look at some of the options for creating spaces that are comfortable for all workers, whether they’re working from seated or standing workstations. SEATED WORKSTATIONS

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Fitting workstations to the smallest and tallest employees has taken on increasing importance with the rise of hoteling.

n many workplaces, multiple workers share the same desk or standing work counter. However, not all people are created equal and height differences can create challenges. For example, at a grocery store checkout, shorter employees may have soreness in their shoulders and upper back when using the cash register, whereas taller employees may have low-back pain when reaching down to scan items. These workstations are shared by many workers but need the flexibility to different body sizes.

So how can workstations be modified to support many different sizes of workers? There are opportunities to design both seated and standing workstations to fit different workers and reduce the risk of musculoskeletal injury using both highand low-cost solutions.

Selecting the right seating is one of the most critical considerations for seated workstations. An appropriate office chair allows all workers to adjust the chair to fit their body and feel comfortable while sitting. First, adjust the seat height to allow the worker to sit with their feet flat on the floor and thighs at a 90-degree angle. If, when seated, workers can’t place their feet flat on the floor, a great option is to place a foot stool underneath the work surface. Not only does this provide support, but it also allows workers to change postures while seated. Next, adjust the seat depth so that, when seated, all workers are able to fit two fingers between the edge of the chair and the backs of their knees. Then adjust the arm rests so that the elbows rest at a 90-degree angle, which will help to prevent the shoulder and upper-arm pain many workers complain of. Finally, adjust the lumbar support to maintain the natural curvature of the spine to give the low back the support it needs. The office chair should fit the body like a comfy pair of shoes. It should not pinch, cause numbness, or feel

The office chair should fit the body like a comfy pair of shoes. It should not pinch, cause numbness, or feel uncomfortable.

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

uncomfortable. If it does, adjust the settings so that they feel right. Another important consideration for the seated workstation is the keyboard tray, which comes in different styles. Look for a tray with a single surface for both the keyboard and mouse to eliminate any awkward reaching during mouse use, which can cause wrist and shoulder pain. If the chairâ&#x20AC;&#x2122;s arm rests are set up at the optimal height, then adjust the keyboard tray so that the wrists maintain a neutral or flat position without any excessive bending. For any seated work, adjusting the arm rests and keyboard tray will eliminate almost all pain and discomfort of the shoulder and low back. STANDING WORKSTATIONS

Standing workstations can create more discomfort than seated workstations, especially in the feet, legs, and low back. Regardless of size, all workers using standing workstations should wear good shoes. All standing workstations should have either a bar or other raised area on the ground to allow workers to change posture and include soft matting for cushioning. Another option is to include a raised chair to support workers when working. For standing height workstations, the appropriate height for the work surface is typically based on elbow height. A standing height work surface should be set to between 90 and 115 centimetres, or 35 to 45 inches, according to the

Canadian Centre for Occupational Health and Safety. The height of the work surface depends on the types of tasks performed at the work surface. For example, if the work surface is a reception desk with a computer, the height of the work surface should be on the lower end to accommodate the keyboard and reduce any shrugging of the shoulders when typing. Or, if the workstation is for manual work such as in a kitchen, grocery check-out, or assembly area, the workstation should be even lower to leave enough clearance for tools or other equipment used to complete tasks. There are many different high- and low-cost options for accommodating different-sized workers who use standing work surfaces. The first and easiest way to accommodate all workers is the automatic, height-adjustable work surface. (It is also the most expensive option.) Many different assembly plants and grocery stores use height-adjustable work surfaces to limit the amount of awkward bending workers do. With an automated system, the ideal heights can be recorded for each worker so that, during their shift, they can adjust the height to fit them.

Other, lower-cost options are manual ways to adjust the workstation. For shorter workers, the focus is to bring the worker closer to the work surface to minimize soreness and pain in the shoulders and upper body. The correct height can be achieved with either a raised platform or a height-adjustable stool (similar to an office chair). Taller workers need to have the work surface come to them. Raised platforms or table-top mechanisms to adjust height can reduce awkward bending and discomfort of the low-back area. Multiple workers using the same workstation can present different issues and opportunities for an organization. It is important to understand the types of tasks that are to be performed at each workstation to be able to design it to fit the worker. There are many different high- and low-cost solutions to reduce risk factors for musculoskeletal injury and allow a smooth transition between different workers using the same area. By creating a workstation that fits the tallest and smallest workers, all workers will be able to perform their job better, be happier, and face a lower chance of experiencing discomfort or sustaining an injury. | 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.

September 2017 CFM&D 11

[ fm education ]

These pages sponsored by

BOMI

BY JASON ROSSELOT AND MATTHEW DOAN

C A N A D A

SMART BUILDINGS FACE CYBER THREATS The benefits of BAS are too great to abandon as new vulnerabilities emerge with the increasing connectivity of facilities. Experts share a five-step process for securing critical systems against hackers

Yes, the risk is real. But there’s no need for security hysterics. There is tremendous business value in embracing building automation — including cost savings, efficiency, and convenience. So don’t halt plans. Instead, protect the investment, and maximize its potential. A smart approach starts with a strategy and framework to guide consistent actions based on the risk landscape. Five foundational steps are recommended to frame the challenge, gain quick wins, and start gaining real traction. 1. DEFINE THE CYBER RISK LANDSCAPE

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Security researchers were recently able to hack the building management system of a large Internet service provider.

ecent outlooks on the cyber threat environment substantiate that control system infrastructures, such as building automation systems, are increasingly the target focus of a range of cyber threat actors. In addition to an increase in customized malware developed to target control systems, the buildingrelevant cyber threat environment is expanding across a variety of threat actors, attack vectors, and methods.

Recent headlines show that these scenarios aren’t just futuristic examples. News stories abound, demonstrating that there is both motivation and capability to attack smart buildings. In one case, security researchers hacked a vulnerable, unpatched building management system of a large Internet search provider. This effort allowed the researchers to obtain administrative access to digital building control panels. Although not executed, the researchers could have taken command and control of the entire operating system.

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

When designing infrastructure from scratch or securing legacy building systems, decide which elements of the smart building matter most. Is it the connected physical security system? What about ensuring continuous uptime of an on-premises data centre? It’s not practical to secure everything with the highest degrees of assurance, but make sure to prioritize what matters to the business. From here, map the available attack surface — take an adversary’s perspective and “red team” (i.e., discover) the available pathways to sensitive assets. And to make sure concerns are justified, roll in some credible cyber threat intelligence that helps the organization understand the likelihood of different threat actors actually targeting its infrastructure, and how they would do it. Collectively, this systematic process helps define the real cyber risk landscape, and prepares organizations with a tailored map to take action against. 2. CREATE A CROSS-FUNCTIONAL TEAM

Managing cyber risks well requires involvement and buy-in from across the business. IT, cybersecurity, and

facility teams typically have the expertise and the access to take the lead. Working together as one cohesive unit, they also need to coordinate with a range of internal and external stakeholders. Externally, work with business partners and vendors that materially invest in and value cybersecurity and who are committed to the right policies, products, services and talent. Security can’t be an afterthought — it needs to be a primary feature of a third party’s stated value proposition. 3. SPEAK UP FOR CYBERSMART BUILDINGS

Make sure this issue is heard loud and clear within the leadership community and with internal and external stakeholders. Even with the smartest team, the most expert capabilities, and the most advanced technology solutions, cybersecurity will fail without support from across the organization’s ecosystem. Smart building owners, operators, and managers need to build a corporate culture that understands the intrinsic relationship between cybersecurity and the future of the business. Talk to them about the importance of getting this right, including the ROI and their roles in security. Consider the right mechanisms to engage senior leaders and junior staff. Roadshows, risk education, and exercises can help build consensus on opportunity and risk. This is some of the hardest work, but also the most foundational. 4. BUILD THE RIGHT CAPABILITIES

An organization can’t just put security technologies in place and claim victory around cyber. Technical solutions are an important piece of the puzzle, but it’s important to balance deploying

Roll in some credible cyber threat intelligence that helps the organization understand the likelihood of different threat actors actually targeting its infrastructure, and how they would do it. technological tools with investments in people and processes. Incorporate cybersecurity across the smart building lifecycle, being careful not to overburden the process. What core functions will help? 5. GET OPERATIONAL, STAY ENGAGED

Checking the box on today’s threat does not mean an organization is prepared for tomorrow. A compliance-focused approach to all of the above can have detrimental effects if the effort stops there. Defeating an ever-evolving adversary demands a security professional’s mindset. An audit team can provide that external assessment of compliance and effectiveness. Continually monitor internal and external intelligence to understand

an organization’s ever-changing risk profile. Find allies — like building controls manufacturers and analytics service providers with a demonstrated commitment to product security — to help the organization stay ahead. Have a plan, but be prepared to continually evolve. The smart building industry has an opportunity and an obligation to proactively address cyber risk. As the world evolves to smart neighborhoods and smart cities, the challenge will only grow. Addressing the pervasive and complex cyber challenge is pivotal to capturing real return on investment in a smart building. It protects an organization’s brand and, most critically, the safety and privacy of its tenants and visitors. | CFM&D

The preceding article is excerpted from the white paper “Cybersmart Buildings: Securing Your Investments in Connectivity and Automation.” It can be accessed in full at http://www.johnsoncontrols.com/insights/2017/buildings/features/ cybersmart-buildings and at www.BoozAllen.com/cybersmart. Jason Rosselot leads product cybersecurity for Johnson Controls. With a career in security and risk management spanning federal service as a Special Agent with the U.S. Department of State and private sector experience in healthcare and financial services, Jason has a deep expertise in risk management. Matthew Doan is a senior associate in Booz Allen Hamilton’s Commercial Cyber practice. He advises senior clients and leads project teams in driving innovative strategic and operational cybersecurity solutions, particularly for global automotive, industrial, and high-tech companies.

September 2017 CFM&D 13

SPONSORED CONTENT

“All property owners are paying for cap and trade in their natural gas bill,” says Fiona Oliver-Glasford, Enbridge Manager, Carbon Strategy, explaining, “Even though natural gas is a clean burning fuel, it is still a fossil fuel so it does have GHGs associated with its use. Therefore, when you take action to reduce your use of natural gas through more efficient ways of using your energy, you will reduce the GHGs you emit and thus the carbon price you are paying.” On average, Ontario's cap and trade program has increased property owners' gas bills by 12%. This, says Fiona, has motivated many to pursue energy efficient changes or retrofits to lower their usage costs: “Natural gas is still the most effective way to heat homes and buildings in this province, and remains so even with cap and trade. The challenge, though, is finding long-term ways to reduce the consumption of natural gas in order to better manage the costs imposed by this program.” For its part, Enbridge is responding to the challenge with programs that assist customers in accurately assessing their natural gas usage, spotlighting potential savings, and making changes that will have a sustainable impact on their energy bills. Enbridge's Run it Right program, for example, pairs commercial building stakeholders with Enbridge Energy Solution Consultants (ESC) who can uncover and monitor no-cost or low-cost improvements in a b u i l d i n g t h at w i l l l e a d t o l owe r g a s consumption. What's more, buildings that c a r r y o u t t h e e n e rg y- s av i n g m e a s u re s identified through Run it Right are eligible for thousands of dollars to offset any associated costs incurred. Property owners eyeing an energy-related re t ro f i t o r c a p i t a l p ro j e c t ( e .g . b o i l e r

replacement) can also receive financial support through Enbridge's Commercial Custom Retrofit Incentive Program. Here again, ESCs work with customers to take an accurate profile of the building's natural gas usage, calculate the savings of potential upgrades or retrofits, assist with project planning, and provide a tiered incentive (tiered chart) based on the cubic metres of natural gas the project is projected to save. “We're here to help our customers reduce their natural gas consumption. So when one of our customers is considering some form of property retrofit or capitol project, we'll go to that building, we'll look at how much natural

gas they're using and where it's being used, we'll crunch those numbers, and then come back with findings telling them how effective the proposed project will be in reducing their gas consumption,” explains Chris Hamilton, Enbridge Team Lead for Large Commercial Energy Solutions, adding, “Then, once the project is approved and completed at the site, we'll pay them their incentive from day one – no waiting.” It's thanks to consultations and energy efficiency programs like these that Enbridge has reduced its customers' consumption by a total of 11.1 billion cubic metres of natural gas bet ween 1995 and 2016. In addition to c o n t r i b u t i n g s i g n i f i c a n t l y t o wa rd s t h e province's cap and trade goals (and thereby easing price increases down the road), these reductions have helped property owners and their tenants pursue greener habits and healthier bottom lines. To keep this momentum going, Fiona adds, “Property managers need to stay engaged and understand how Ontario is evolving the program. The costs will presumably go up, so it's important for all of us to stay active in this discussion and ensure the province is doing its part to manage those costs and put the funds from this program to good use.”

To learn more about Enbridge's energy saving programs and incentives, visit www.enbridgegas.com/commercial or www.enbridgegas.com/corporate/ontario-clean-energy-future/cap-and-trade. To contact an Enbridge Energy Solutions Consultant (ESC), phone 1-866-844-9994 or email energyservices@enbridge.com.

September 2017 CFM&D 15

[ security ] BY BILL MAGINAS

BACK TO SECURITY BASICS As technology rapidly advances, it’s important remember the fundamentals of building safety. The latest solutions will fall short without best practices in place to support them

Along with increasing safety, risk assessments can help identify how to reduce costs, increase operational efficiencies and improve the overall productivity of a facility and its occupants. For example, properly using integrated systems and strategically positioning cameras within a facility enables 24/7 remote surveillance to keep eyes on multiple high-traffic locations at once. RECOGNIZING POTENTIAL THREATS

ll facilities should provide a productive environment for their occupants while maintaining a commitment to safety and security by following the standards established by municipal and regulatory bodies. As many facilities open their doors to welcome new employees, customers and visitors every day, security must remain a priority. The continuous flow of people entering and exiting a facility, dispersed across multiple floors and annexes, all with different access permits, complicate safety and security efforts. Occupied buildings present an additional challenge to building managers as they strive to stay compliant with building system testing requirements without disrupting occupants. Though technology is rapidly advancing, the simplest, yet most effective preventative measures stem from

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Annual drills help keep safety in mind for all, not just those who oversee security and operations.

rudimentary security fundamentals — objective risk assessments, preparedness plans, communication and education. Investing in the latest security technology will ultimately fall short if not coupled with basic security best practices. The following is a guide to help facility managers improve the safety and security of their occupants and buildings: UNDERSTANDING SECURITY NEEDS

Starting with a risk assessment of current processes and programs helps facility managers ensure that all technologies and systems are fully operational and comply with regulations. These assessments can be conducted through research, surveys, test phases and other methods. Objective assessments identify vulnerabilities and evaluate consequences of those gaps. The findings of a risk assessment can range from inefficient security to protect restricted areas to an inadequate fire preparedness plan.

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To maximize the safety and well-being of occupants, it’s critical to have a response plan in place for emergencies. All potential threats, including active shooters, natural disasters and fires, must be assessed. Ensuring all employees are aware of potential threats and safety procedures helps prepare occupants, including visitors unfamiliar with the facility, in the event of an emergency. Scheduling annual training events and drills helps keep safety in mind for all, not just those who oversee security or operations. Investing in leading-edge technology further secures key assets and safeguards against potential threats. If, for example, access management is a priority, facilities should stay abreast of emerging solutions in this area, such as near-field technology which enables facilities to use cell phone Bluetooth technology for door access via a card reader provided with the right credentials. COMMUNICATING DURING EMERGENCIES

Real-time emergency communication systems are essential for high-occupancy buildings. To guide occupants to safety and combat chaos, mass notification systems (MNS) inform occupants of an emergency, and provide them with actionable direction about what to do or where to go depending on where they are located within the facility.

Mass notification systems with an integrated voice-enabled fire alarm system can be programmed to select exactly which speakers are used and what message is played during an emergency. Messages can be tailored to specific facility buildings, floors and stairwells. These systems can be particularly useful in a facility’s common areas such as a café, lobby and individual offices or floors. This allows facilities to broadcast information to occupants in situations that require different information to be shared based on specific area or floor. For example, during a fire it may be safer for occupants on one floor to shelter in place, while others must evacuate. While many people associate a text alert with MNS today, mass notification systems that incorporate multiple modes of communication, including audio and/ or visual notification from a fire alarm system, email notifications, automated phone calls and visual messaging boards, optimize occupant safety. MNS can also be used to provide occupants with

less critical information such as parking notifications, facility closures or weather conditions. PRIORITIZING MAINTENANCE

Fire and life safety systems require regular maintenance, as per NFPA regulations, to ensure performance. The cadence of testing varies by facility, but it is advised that facility managers look for a Canadian Fire Alarm Association Registered Technician to conduct full system maintenance to ensure regulatory requirements are met. Third-party testing helps to ensure fire and life safety systems are in proper working order and can function in the event of an emergency. Notification appliance self-testing can be conducted with minimal disruption to staff and other facility occupants, and can help to make certain that the system is ready to perform in the event of an emergency.

COORDINATING WITH LOCAL EXPERTS

A facility’s employees can further understand threats in and around their building by coordinating with local security and law enforcement resources, such as police, fire, and government offices. Each party has their own area of expertise where they excel, whether it be security, EMS, prevention, or public affairs. In the face of an emergency, all parties must work together and function as one for the good of the occupants, community and facility. Many facilities, especially those of a smaller scale, can only accomplish so much with in-house resources, but all can increase safety by leaning on outside resources to build collaborative plans for responding to issues when they arise. The preceding guidelines are just some of the ways in which facility managers can help to ensure the safety and security of their building occupants throughout the year as solutions continue to evolve. | CFM&D

Bill Maginas is area VP and GM, Canada, Johnson Controls.

Commissionaires doesn’t just protect your building, we safeguard the people who work and live there. Your only national not-for-profit security provider.

commissionaires.ca 1 877 322 6777

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September 2017 CFM&D 17 2017-08-30 11:28 AM

PHOTO BY RICHARD JOHNSON

FACILITY DESIGN

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A sky-lit “central park” provides a reprieve from the dim work area.

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LOW LIGHTS, NO CAMERAS, 3D ACTION Stereo D’s new Canadian outpost might look like any other tech space, except for the noticeable lack of illumination. The workstations are intentionally cast in movie theatre-like darkness, delivering the conditions that the post-production studio requires to ready films for their big-screen debuts

BY MICHELLE ERVIN

t a time when organizations are pushing meeting rooms and private offices into the middle of floorplates, Stereo D Canada has done just the opposite. It’s a strategy which upends current thinking about giving employees equal access to outdoor views, observed Ted Shore, principal at Quadrangle. “Interiors, through the ‘80s and ‘90s, was all about the democracy of light,” said Shore. “We spent an awful lot of time convincing clients … if you do need a private office, then move it off the outside, have some interior glass and let the light be open to the workstations, so this is an interesting reversal of that.” In fact, the work that occurs at Stereo D’s new Toronto outpost in Liberty Village demands darkness as visual effects artists convert movies into 3D, as Stephen Gallop, general manager and vice president of Stereo D Canada, explained. “The images that we’re looking at here, you’re then going to go see in a theatre,” said Gallop. “Those things are very bright, very dark, they’re going to be under scrutiny.” Locating its Canadian outpost in Toronto gave Stereo D the opportunity to recruit students out of schools that are

internationally recognized for animation and visual effects, such as Seneca and Sheridan. Since employees are of a younger demographic, selecting a site in the trendy Liberty Village neighbourhood, with its live-play-work options and proximity to transit, was seen as a strategic move in attracting and retaining talent. Around 240 employees now occupy phase one of the space, which spreads 45,000 square feet over a split level. With phase two complete, the studio is expected to accommodate more than 400 employees as it eyes adding animation to its offerings. Uplighting mounted on widely spaced columns satisfies the mandated minimums for illumination without casting glare on the dual monitor-equipped workstations. For similar reasons, said Shore, this area features a fairly muted, primarily grey colour palette offset by spirals of fire-engine red coil that drop cabling from basket trays to BIVI by Steelcase workstations, which were specified in walnut. “When I started looking three years ago, it was nearly impossible to find dark frames,” said Vera Gisarov, senior associate at Quadrangle. “You can find the walnut, but it’s hard to find all the dark finishes together because everybody’s doing white. September 2017 CFM&D 19

FACILITY DESIGN

PHOTO BY RICHARD JOHNSON

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A boardroom takes advantage of direct views to the outdoors.

“I went to NeoCon this year, and all the showrooms are starting to show this.” Providing a reprieve from the dim work area are a boardroom with views to outside, a sky-lit “central park” and a spacious kitchen with 20-foot ceilings. “You get pools of light looking down corridors and views,” said Shore. “It was a way of breaking up the otherwise dark studio.” In these spaces, a combination of

are set to the time zones of the company’s three locations, including its outpost in Pune, India, as well as its headquarters in Burbank, California. The boiler end caps aren’t the only relic of the facility’s past to be incorporated into its new use. The kitchen, which, incidentally, used to house the boilers, retained its concrete flooring, except where the floor had to be raised, said Shore, pointing out the

Twenty-foot ceilings make for a spacious kitchen; 1940s-style factory windows enclose the meeting rooms; and column-mounted uplighting satisfies mandated minimums for illumination in the work area.

PHOTOS BY RICHARD JOHNSON

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industrial and theatrical accents contribute to a steampunk look. Steampunk, with its roots in science fiction, is inspired by the Victorian era, which is appropriate given the 1900s vintage of the heritage building — previously home to the Canada Bread factory — in which Stereo D Canada’s facilities are located. Most notably, an artist reimagined old boiler end caps as clocks, which are repurposed in the central park, where they

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

PHOTO BY RICHARD JOHNSON

seam where the old concrete meets the new concrete. “It was all part of the character of the building that we wanted to highlight, not make go away,” he said. In the meeting rooms, Edison-style bulbs extend from custom light fixtures and replicas replaced circa-1940s factory windows comprising a grid of panes, which easily integrated privacy frosting across its centre row. In a living room-esque space off reception, lounge seating is anchored by gothic-patterned, moss green rugs, which Gisarov noted were created using carpet tile. Although the facility is not a clientfacing one, it does present well if celebrated directors ask to stop by, as they sometimes do when they’re in town, said Gallop. Blackout curtains pull back to reveal a room with a 13-foot screen used to review movies in detail during the 3D conversion process. This redundancy is required of studio in order to maintain its security status, which includes audits by high-profile clients. “With the caliber of the movies that we handle, we have to protect our clients’ material,” said Gallop. Stereo D Canada’s past credits for 3D conversion include the block-busting kids’ film “The Big Friendly Giant,”

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An artist reimagined old boiler caps as clocks, which contribute to a steampunk look.

“You get pools of light looking down corridors and views. It was a way of breaking up the otherwise dark studio.” Oscar-nominated “The Martian” and super-hero movie “X-Men: Apocalypse.” In addition to the blackout curtains, there are similar redundancies that place multiple barriers in the path of sight lines to sensitive areas, which are also covered with security cameras. “Even if someone happened to be looking into the floorplate, they aren’t able to see directly into workstations, they are looking into a secondary space, whether that is an office or a kitchen,” said Gisarov. In addition to four review rooms, there is a fully accessible main theatre featuring a 26-foot screen and 30 lounge-style seats.

Movies are projected onto either the silver or white screen, depending on whether 2D or 3D material is being viewed, from a 2K Barco. The sensitive machine sits on its own stand, which penetrates the floor, grounding it on the concrete to ensure a crisp image. The theatre is also acoustically treated and wired for sound in case the postproduction studio ever branches out in audio work. “This is the best room in the house, as they say, and was the last room finished here because the theatres take the most time and effort to complete,” said Gallop. | CFM&D

Workbenches: Steelcase and POI Business Interiors; Task chairs: Herman Miller and

PHOTO BY BOB GUNDU

Workplace Resource; Custom reclaimed sculpture and art (boiler caps and lighting): Sodi Designs; Lounge furniture: Restoration Hardware, Metropolis-Living, CB2; Theatre draping: Ontario Staging; Theatre seating: Seating Concepts LLC; Window shades: Solarfective Products; Vinyl graphics and film: Convenience Group; Flooring: Interfaceflor, Stonetile, Olympia Tile; Wall finishes: Benjamin Moore Paint; Lighting: Restoration Hardware, Salex, Eurolight, Troy Lighting; Appliances: Tasco Distributors; Millwork: Anazao and Lakeview; Contractor: The Dalton Company September 2017 CFM&D 21

[ safety ] BY REBECCA MELNYK

NEW TECHNOLOGY ADVANCES SAFETY MANAGEMENT Why contractors keep getting injured on the job — and what facilities can do about it

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As facility managers increasingly turn to sub-contracting, they shouldn’t just assume that workers are properly trained by their companies.

n elevator t e c h n i c i a n conducting weekly maintenance on a moving walkway at a Montreal university never returned home from his job. After his arm was caught between the cylinder and the walkway belt, it tore from his body and the worker died. Accidents like this, which made headlines last year, keep happening across Canada, with trades, transport, equipment operators and related

industries recording the most deaths. The latest overall statistics show 852 fatalities in 2015, a number that hasn’t reduced much over the past two decades. Meanwhile, facilities continue to lack rigor in identifying risks and checking worker training and compliance. As a result, many face legal and financial consequences, along with a damaged reputation. CASE STUDY

An investigation report, released by the Committee on Standards, Equity, Health and Safety at Work (CNESST), reveals

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

that the university and owner had not visited the mechanical room to identify hazards associated with the maintenance job and didn’t ensure effective controls were in place to safeguard workers performing maintenance on the walkway belt. The owner generally knew that a hazard would be present with this type of maintenance work, but didn’t ensure proper guarding of moving parts or publish a procedure on de-energizing equipment. As for the elevator contractor, it had not provided specific training on deenergizing equipment, such as the lockout tag-out procedure. The CNESST blamed both the owner and contractor for not identifying, controlling and eliminating hazards. The CNESST stated that even though the university had a contract stating the technician’s company was responsible for the health and safety of workers, the university was still to blame for not identifying, controlling and eliminating hazards associated with maintaining equipment. “Incidents such as this should not be happening in 2017,” says AnneSophie Tétreault, senior expert, HSSEQ Compliance & Risk Management Processes at Cognibox, a global company that provides digital tools to help facilities complete all contractor qualification processes online using a single platform. “This worker’s life could have been saved. Whether it’s maintaining equipment in a large facility, or completing construction, repair or renovation work, we have to foresee the hazards associated with the tasks we need to do or have done to us.” She says once facilities identify hazards and define how to control them, managers shouldn’t assume workers are using these controls. Supervisors need to check for compliance, and if something

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goes wrong, they should assess what was missing and make changes in future contracts. This process becomes “more daunting when tasks pile together.” Documenting work becomes vital because managers need to show due diligence if an accident occurs. TECHNOLOGY ADVANCES SAFETY MANAGEMENT

Information technology is helping safety management in big ways, notes Tétreault. To simplify the process, rapid advances in cloud computing and data management technologies are helping to safeguard facilities that often manage multiple tasks. Rules are in place, but most facilities need better implementation and enforcement procedures. “The digital revolution is happening; we finally have a way to reach hundreds of people fast and effectively with cloud software,” she says. “We’re not inventing new processes on what to do, it was just more complicated before with spreadsheets, paperwork and emails.” Technology like Cognibox connects live to both facilities and contractors. Facilities can effectively control outsourcing risks, and contractors can ensure compliance with the requirements of facilities. MANAGE CONTRACTORS. SAFEGUARD COMPLIANCE

The technology centralizes and archives all employee training files, no matter where training takes place or which company provides the training. Facility managers can access this online database on a mobile phone or tablet and see a worker’s training qualifications. They can also do background checks and view a company’s health and safety statistics. Sometimes, in order to complete a job, there are several tasks that must be completed by different contractors. Facility managers can list all jobs needed, from repair to delivery, and alert contractors about hazards, written procedures, required training and permits and necessary personal protective equipment. This information is dispersed to

“Incidents such as this should not be happening in 2017. This worker’s life could have been saved.” ERA FOR ZERO ACCIDENTS

hundreds of contractors and their workers in real time over the cloud application, without the need for recording. Contractors receive this information and direct qualified workers to do the job. Facility managers can export the whole task on a print-out copy for floor supervisors who are not equipped with a mobile device. In turn, floor supervisors can see a picture and name of each maintenance worker, their specific task, when and where it is happening, a checklist of their training, and what permits and protective gear they need to have on the job site. The report also highlights when training expires, alerting the manager or supervisor that this needs to be resolved by the time the worker arrives on site or throughout the contract duration. “We all agree that front line supervisors need to be out there on the floor checking that workers are performing their jobs safely,” says Tétreault. “But what exactly should they be checking? You cannot assume that all your supervisors will know about all safety controls that workers should implement. By providing them with a checklist that has been thought out carefully, you can rest assure that front line supervision checks will be simple and thorough, and that you’ll have valid proof of it. She adds that with this piece of paper, the supervisor can sign and date it, without “guessing what the requirements should be.” The worker also has to sign the document in order to receive the permit.

Regarding the escalator maintenance incident in Montreal, a missing checkmark in a comprehensive safety job analysis would have shown the worker wasn’t trained in de-energizing equipment. Improper lighting, no cell reception in the basement, a missing safety guard removed years before and no button to slow or stall the escalator were all hazards that played a role in the accident, but were not proactively identified. With sub-contracting on the rise, facilities may assume workers are properly trained through their company, but this isn’t always the case. Facility managers are responsible for showing that both workers and supervisors have required training, even if a contractor is hired to complete work. The Association of Workers’ Compensation Boards of Canada says at last count there were 232,629 claims accepted for lost time due to a workrelated injury or disease, including 8,155 from young workers aged 15 to 19. Because these statistics include only what is reported and accepted by compensation boards, the Canadian Centre for Occupational Health and Safety says the total number of workers impacted is likely much higher, in turn affecting coworkers, friends and family. “Technology is going to change performance and prevent less injuries,” says Tétreault. “There is a real opportunity to bring technological advances happening in all aspects of the economy to help make a major difference in reducing workplace accidents.” | CFM&D

Rebecca Melnyk is the online editor of Facility Cleaning & Maintenance. The preceding article originally appeared on the REMI Network.

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

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[ regulations ] BY SCOTT SAINT

CODE NON-COMPLIANCE COURTS RISKS A recent survey found that many facility managers in Ontario were unaware that certain regulatory requirements applied to electrical work in their buildings. Ignoring these rules can result in safety hazards, unexpected expenses and insurance claims

lectrical work is not the place to cut corners. Hiring someone who seems too good to be true can have grave consequences. Facility managers need to do their due diligence when it comes to sourcing contractors, even when recommendations come from a trusted source. A recent Electrical Safety Authority (ESA) survey of facility managers in Ontario found that close to 40 per cent don’t realize the Ontario Electrical Safety Code applies to electrical work in their buildings. But it does. In fact, the code must be followed for all electrical work, whether it’s maintenance, repair or new projects. ESA is responsible for public electrical safety and part of that mandate is making sure that all electrical work that’s done for hire — from small repairs to major installations — is done by a Licensed Electrical Contractor (LEC) following the code and with the required electrical permit(s). An on-staff electrician employed by the facility can also complete repairs and replacement work, but he or she must also follow the code and take out the required electrical permit(s). Here are three ways ignoring code requirements can come back to haunt facility managers. SAFETY HAZARDS

There is a definite financial risk associated with using an unlicensed contractor, but what facility managers should be most concerned about is keeping tenants, employees and any visitors safe. According to the Office of the Fire Marshal and Emergency Management, between 2006 and 2015 there were 26 fatal fires in Ontario caused by faulty electrical wiring. No matter how big a discount, or how quickly they say they can get the job done, an unlicensed contractor is simply not worth risking lives in a facility. Safety should always trump cost and convenience. For almost a century, ESA and others in the electrical industry have been developing and improving safety standards to keep Canadians safe. The fact that Canadians don’t often worry if lights in their buildings will catch fire or if a switch will electrocute them is evidence of this commitment. Each time someone ignores established codes, everyone is less safe. 26 CFM&D | Part of the REMI network | www.REMInetwork.com

UNEXPECTED EXPENSES

Imagine this scenario: the lighting in an office unit is constantly flickering and going out. The facility manager decides to hire someone found via online search to do a quick repair of the ballasts. It’s a pretty basic job so the facility manager is confident this person can get it done. Later, the facility manager decides to install some energy efficient lighting. This time the facility manager hires an LEC who gets the proper permits from ESA. While doing the work, the LEC notices that those repaired light fixtures aren’t up to code and pose serious safety hazards. The ESA inspector notices the same. All of a sudden the entire lighting system needs to be upgraded and re-wired at great cost. Luckily, in this scenario, no one was hurt or killed by the unsafe electrical installation. But in some instances, a lone issue can significantly impact tenant and building safety. In January, at the Bel Marine retirement facility in Belleville, Ontario, power was shut down and residents were forced to move. Violations to both the electrical and local fire codes put vulnerable people at imminent risk of electrical shock or fire. While such examples are extreme, electrical service can be cut off as a last resort to protect the safety of on-site staff and the public. Not to mention that a closed facility is a costly problem. INSURANCE CLAIMS

Operating outside the rules is always risky. If something goes wrong, the onus is on the facility owner or management. Insurance companies take risk seriously and if it’s found that work on a property wasn’t done to code, it could invalidate a policy. For example, an insurance company could decide not to pay out a claim and the facility owner would be on the hook for repairs. This could result in a property and/or job loss, or being held liable for third-party damages. Between 2011 and 2015 there was an average of 651 fires per year in Ontario caused by electrical wiring and outlets. Hiring an unlicensed contractor isn’t worth the risk. At the end of the day, the goal of ESA and facility managers is to ensure spaces are safe for the public and for the tenants who work or live in them. ESA is here to help facility managers accomplish that goal. | CFM&D Scott Saint is chief public safety officer of the Electrical Safety Authority (ESA). The ESA is responsible for public electrical safety in Ontario. Part of ESA’s role is to work together with Ontarians to help them understand the requirements of law for the province.

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FOCUS ON LIGHTING PRODUCTS

ILLUMINATING DESIGN Modular LED systems are highlights of the latest new products. A pipe-like offering makes it possible to snake lighting through interiors, while a luminous surface offering makes it possible to light exteriors without fixtures

Designed for suspended grid ceilings, Magic Lite’s new DLC 4.0 LED Panel Lights are available in dimensions of one by four feet, two by two feet and two by four feet and have commercial applications in gyms, hospitals, offices and schools. Offered in a choice of 3000K, 4000K or 5000K colour temperatures, the DLC 4.0 Standard series produces 100 to 120 lumens per watt, whereas the DLC 4.0 Premium series produces 125 to 140 lumens per watt for as many as 7,800 lumens total. Operating in a range of 120 to 277V AC, the LED panel features an anodized aluminum alloy frame finished in white and a three-millimetre acrylic, anti-yellowing lens.

LUX LED Lighting recently introduced the Brooklyn AC LED Task Lamp, which comes in black slate and brushed aluminum finishes. Compatible with US, UK and other international plugs, it features two universal AC sockets, two USB ports and an integrated device mount. Stabilized by a residue-free adhesive pad, the lamp casts warm, white light at three brightness settings activated by touch. LUX lights bear a five-year warranty and its LEDs output as many as 1600 lumens during a lifespan as long as 50,000 hours.

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

Barbican’s PipeLight System scooped up a silver in the Best of NeoCon’s decorative lighting category when it debuted at the commercial interiors show this summer. The modular LED line comprises connectable curved, straight and corner components, available by the foot in runs of up to 10 feet. A six-sided internal board and heat sink system light each length of the product from end to end for consistent illumination. No supporting down lights are required as the dimmable system meets space lighting needs on its own. The system is fully enclosed and washable, making it appropriate for healthcare applications.

LEDVANCE has added the LED T5HO Lamp to its Sylvania SubstiTUBE® LED line. The new offering produces 3,500 lumens with 25 watts over a lifespan as long as 50,000 hours. It provides instant light in colour temperatures of 3000K, 3500K, 4100K or 5000K. With applications ranging from general illumination to parking garages, the lamps are appropriate for open and closed fixtures in both dry and wet locations. The lamps are also free from mercury and UV emissions.

Dialight has upgraded its Vigilant® and SafeSite® LED Area Light, increasing its efficiency and adding new features to the product line, which has industrial and hazardous applications. It now outputs as many as 143 lumens per watt and comes in a 9,000 lumen option, expanding on the 3,000, 4,000, 5,500 and 7,000 lumen options. The light is now also available in a colour temperature of 2700K, adding to the 4000K and 5000K options. Other updates include 0-10V dimming and 80 CRI. With an in-house-designed, purpose-built driver, the light offers 100-277V AC and 100277V DC. SpaceWise is an LED lighting system from Philips Lighting with embedded wireless controls, which allow for the creation and configuration of flexible lighting zones to suit a space and its layout. The wireless nature of the system enables lighting to be delivered to ‘zones’, only where and when required, while other non-occupied zones remain at a background lighting level – saving energy, but not at the expense of visual comfort. With its embedded sensors and wireless control, SpaceWise eliminates the need for any extra wiring making it suitable for retrofit or new build projects.

Cooledge Lighting Inc. introduced its TILE Exterior façade lighting this year at Lightfair International. The modular, water-resistant LED system provides an alternative to illumination options that cast spill light into building surrounds after dark. It adds to the standard wash, flood or grazing applications for exterior lighting, providing luminous surfaces instead of fixtures. With a flexible, ultrathin form, the IP65-rated system is capable of spanning large areas. Pre-sealed Fit pieces eliminate the need to cut the exterior product to accommodate obstacles, such as angles, corners, pipes, standoffs and cable penetrations, while preserving its water resistance.

Larson Electronics’ WALTP-RPS-WP500 is a new LED telescoping tripod light featuring a 50-watt unit and a tower with height adjustability between 3.5 feet and 10 feet. Designed for outdoor applications, the portable system houses a lamp consisting of four, 12.5-watt LEDs in powder-coated, waterproof aluminum. Attached to the housing is a shatterproof polycarbonate lens, which safeguards the lamp assembly. A 15-foot cord runs from the LED light tower to the 1.5-kilowatthour rechargeable li-ion battery pack, which has a 25-hour-plus runtime. It produces 500 watts standard and 700 watts maximum and provides AC and solar panel (PV) charging options.

September 2017 CFM&D 29

[ last word ] BY ROB BOYAJIEFF

THE CASE FOR AIRSIDE EFFICIENCY Fixed ventilation rates fail to optimize energy use or safety in critical lab and vivarium spaces, argues Rob Boyajieff

changes per hour. The result can be excessive ventilation. In addition, the method produces no data-driven analytics on air quality or energy use. Contrast this situation with one in which DCV is used. For example, a leading New York cancer research centre retrofitted its labs with demand ventilation and variable air volume systems. Retrofitted spaces were initially operating at fixed air change rates of 9.3 for labs and 20 for vivarium spaces. Through DCV, the air change rates were optimized and now operate safely at six air change rates for labs and eight for vivarium spaces. This yielded an approximately 50-per-cent drop in energy use for the building. In addition, facility managers and other professionals now have data on the operation and use of their buildings.

VAC systems can consume 30 per cent of the total building energy needed in library, student union, and classroom facilities. In lab and research facilities, HVAC energy consumption can be even higher â&#x20AC;&#x201D; up to 60 per cent. Data from traditional airside energy conservation measures (ECMs) typically used to reduce these costs show paybacks ranging from low-cost quick payback to capital-intensive long payback. Airside efficiency has arguably the most dramatic financial impact of any ECM. IMPROVED INDOOR ENVIRONMENT On average, airside efficiency projects have a payback of 2.5 years Airside efficiency also improves occupantsâ&#x20AC;&#x2122; indoor environment. and reduce energy use by 38 per cent. Commercial buildings have historically been ventilated with fixed amounts of fresh air. They are commonly over-ventilated during low occupancy and under-ventilated during full occupancy. Fixed COST SAVINGS A recent evaluation looked at the average cost savings of 25 energy rates simply do not properly account for the fact that occupants conservation measures from five recently completed Energy Service require the proper amount of fresh air for healthier environments Performance Contracts (ESPCs). Among the measures considered and optimal productivity. During the 1970s energy crisis, building owners recognized the were controls system retro commissioning, installation of variable frequency drives, pipe insulation and sealing, building envelope high cost of ventilation, and took matters into their own hands upgrades, and condensate heat recovery, as well as demand control by limiting ventilation. ASHRAE reacted by increasing fresh air requirements in ASHRAE 62.1. To go even further, ventilation (DCV). DCV is primarily used in labs and vivarium spaces. These types U.S. Green Building Council recognized that increased of critical spaces are high revenue-producing environments, but concentration of key pollutants affects occupant productivity; they consume five to six times the energy used by traditional it maintained that better indoor environmental quality would office or academic spaces. They provide significant opportunities decrease self-reported symptoms, according to a study published in Environmental Health Perspectives. for increased profitability via airside efficiency improvements. Buildings today can be challenging to provide proper In the analysis of energy conservation measures, the net present value of the savings and the investment for the ECMs environmental control for, so why statically control fresh air delivery with DCV is far higher than without DCV. The DCV option for increasingly diverse buildings? Airside efficiency solutions provide the flexibility required to had by far the best savings-to-investment ratio (5.22) and yielded more than $31 million in net present value over the effectively monitor the indoor environmental quality and then inform building management systems about changing conditions 10-year financed term used. to properly adjust HVAC settings. The result is the right amount of ventilation for almost all types of situations. This leads to healthier OPTIMIZED VENTILATION In the past, facility managers and other professionals typically set buildings, more productive employees, and ultimately a building critical lab and vivarium spaces at fixed rates, because they had no that is also more profitable.| CFM&D way of continuously monitoring air contaminants such as total volatile organic compounds, particulates, and carbon dioxide to determine the optimal airside efficiency. Lab ventilation rate guidelines are usually applied as constants, with the chosen Rob Boyajieff is currently a strategic account manager for Aircuity ventilation rate rarely dynamically controlled or otherwise tailored and is in charge of developing strategic accounts and partners in healthcare, higher education, and life sciences markets in New York to the occupancy or lab conditions. This practice neither optimizes energy efficiency nor safety. and the southeast. Some guidelines simply recommend a range of four to 12 air 30 CFM&D | Part of the REMI network | www.REMInetwork.com

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