Canadian Facility Management & Design * October 2019

SEPTEMBER/ OCTOBER 2019

MANAGING

GENERATION Z

TEXTILE

PROTECTION

HIDDEN HERITAGE

WESTINGHOUSE HQ DEVELOPMENT TEAM UNEARTHS HISTORIC GEMS DURING ADAPTIVE REUSE TRANSFORMATION

ERGONOMICS

OF LIGHT PA R T O F T H E

SHOW ’20

June 10 & 11, 2020

P A R T

Canadian Publications Mail Product Sales Agreement No. 40063056

O F

FOCUS ON LIGHTING

T H E

IS THIS YOUR ROOF?

Not sure?

“Out of sight, out of mind” certainly applies to your building’s roof, but only until it leaks. Then it’s decidedly top of mind.

Roof leak repairs can be costly – certainly inconvenient – and possibly disruptive.

A professional inspection and roof audit report can identify potential problem areas. Know your roof’s weaknesses before winter blankets and exploits them through a season of snowfalls and freeze-thaw cycles.

Sooner is safer, both for your building and the people who use it.

Call Canada’s leading commercial roofer, and know your roof!

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PHOTO: BANKO MEDIA

[ contents ]

12 ON THE COVER: Encompassing the entire second floor of Westinghouse HQ, mcCallumSather’s ‘office’ features striking steel trusses that are unique to the space.

12 A NEW LEASE ON LIFE Historic but long-vacant building reborn as Westinghouse HQ, reviving Hamilton powerhouse and energizing community renewal

18 LEAVE IT TO THE EXPERTS Outsourcing facility services can positively impact an organization’s bottom line, provide the opportunity to more fully focus on its core business

22 GREEN GOALS WORTH SETTING

26

Sustainable approach to integrated pest management protects facility more effectively than one focused on chemical applications

28 IN THE LIMELIGHT Lighting moves beyond strictly being a source of illumination to offer artistic, acoustic benefits

columns

department

6 FM ERGONOMICS 8 FM EDUCATION 10 MANAGEMENT MEMO 26 TECHNOLOGY 30 LAST WORD

4 OBSERVATIONS 5 FOUNDATIONS

September/October 2019 CFM&D 3

[ observations ] SEPTEMBER/OCTOBER 2019 Volume 34, Issue No.3

URBAN RENEWAL

O

n a clear day, you can see Hamilton’s smokestacks from Toronto’s beaches. The Ontario city, known as the steel and metals manufacturing capital of Canada, is one of the country’s leading industrial centres. But for residents, it’s so much more than that. In recent years, Hamilton has experienced a cultural revolution of sorts. Some of its oldest structures have also undergone significant transformations as the city seeks a new identity that bridges the gap between new and old.

One such building is Westinghouse Electric Corp.’s old Canadian headquarters. The once vacant site, located in the up-and-coming Barton Village neighbourhood, underwent a renewal after it was purchased two years ago. Led by property owner Electric City Developments and local architectural firm mcCallumSather, the iconic 1917-built building now features Class A office space with modern systems and finishes, while remaining true to its distinctive feel and original accents. The redevelopment is this issue’s cover story, fittingly titled A New Lease on Life.

From here, we turn to our spotlight on outsourcing. In Leave it to the Experts, author Melissa Donnahee explores the benefits of this business practice, whereby outside parties are hired to take on services traditionally performed in-house by a company or facility’s own staff. Then, A Laundry List of Rewards weighs the pros and cons of in-house and outsourced linen services, and even contemplates a hybrid option.

Another key focus of this issue is lighting. In addition to our product roundup, In the Limelight, we look at ergonomic lighting in the workplace. Lighting expert Bonnie Hartog closes out the issue with important LED retrofit considerations before embarking on this type of energy efficiency project.

CLARE TATTERSALL

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Canadian Facility Management & Design (CFM&D) magazine is published five 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.

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[ foundations ] LATEST WORK STYLES A TRANSFORMATIONAL FORCE

ONTARIO COLLEGE ACHIEVES ZCB-DESIGN CERTIFICATION

It’s a Canadian co-working revolution and it’s changing the business landscape.

According to a recent CBRE Canada report, flexible office companies have expanded their office leasing footprint by 303 per cent in just five years, growing to 6.1 million square feet in 2019, from 1.5 million square feet in 2014.

Flexible office solutions, or co-working environments, are defined as workspaces wherein freelancers, entrepreneurs, remote workers and small teams from varying organizations share the same environment and amenities. Operators of such spaces accounted for four of the 10 largest office deals nationally in the first half of 2019. They have also driven down vacancies in major urban centres like Toronto, where flexible real estate operators now occupy 3.1 million square feet of available office space (1.8 per cent of the total stock); Metro Vancouver, where flexible real estate represents 1.7 million square feet of office space (3.3 per cent); and Montreal, where coworking environments account for 959,000 square feet of leasable office space (1.2 per cent).

While Toronto, Vancouver and Montreal may host the most flexible office space, the trend is picking up in jurisdictions across the country.

The green overhaul of Humber College’s aging NX building has earned the education institution a zero-carbon design certification from the Canada Green Building Council, making it the first existing building retrofit project in the country to secure the designation.

Renovations to the 30-year-old structure on Humber’s north campus consisted of a complete building envelope retrofit and energy efficiency upgrades to the heating and cooling, and lighting systems.

The new envelope features an ultra high-performance skin and engineered transitions for superior air control to mitigate thermal bridging, especially at wall-to-window, wall-to-wall and wall-to-roof points. In addition, new triple-pane windows were installed for better energy efficiency.

An air-source variable refrigerant flow (VRF) heat recovery system was selected, which recovers and transfers heat between zones but exchanges heat with the ambient air instead of the plant’s water loop.

To keep the temperature consistent across the building, two new air-cooled VRF heat pumps were installed on the fifth floor, and fan-coil units were installed for each thermal zone. Given the north entrance tended to be colder in winter months, an electric radiant flooring system was installed as well.

Lighting systems were upgraded and feature sensors that communicate data to help the system run more efficiently. There is also a new 25-kilowatt solar photovoltaic system mounted to the roof. It’s estimated that it will generate approximately 31,500 kilowatt hours annually, more than the building will need at certain times of the year. Any excess energy will be fed into the campus central plant, to be used by other buildings.

The five-story building is expected to see a 70 per cent reduction in energy use. What’s more, NX is now one of the most energyefficient buildings in North America.

The project was part of Humber’s 20-year plan to reduce energy and water consumption, as well as greenhouse gas emissions.

NEW ENERGY GUIDELINE FOR HISTORIC BUILDINGS With nearly two-thirds of existing buildings estimated to still be in service by 2050, project teams retrofitting any historic building for energy efficiency can benefit from the new ASHRAE (American Society of Heating, Refrigerating and Air-Conditioning Engineers) Guideline 34-2019, Energy Guideline for Historic Buildings.

The guideline provides a step-by-step approach for sensitive energy upgrading, beginning with forming the project team and gathering building and energy use histories, to instituting energy efficiency measures.

Building envelope improvements, environmental control strategies, energy system analysis, HVAC selection and lighting design considerations are also addressed in the guideline. All recommendations are made in consideration of preserving the integrity of the historically valuable building character, materials and associated artifacts.

The guideline is particularly aimed at providing guidance for ‘listed’ historic buildings. For example, those formally designated or eligible to be designated as historically significant by a governing body. The cost of the guideline is $53 for ASHRAE members, and $62 for non-members.

Before

After

September/October 2019 CFM&D 5

[ fm ergonomics ]

BY SERGIO SILVA

A ‘PERMANENT’ FIXTURE Illuminating the benefits of ergonomic LED task lighting in the workplace.

phones, computer monitors, laptops and tablets, are in constant demand of their visual attention. Yet, there is still the requirement to read documents or printed materials.

These two tasks require significantly different levels of light.

Task lights, when used as a supplement to natural or overhead lighting, allow people to customize light at their workstations to best meet their individual needs. It allows them to add quality light into daily life, which, in turn, helps to improve vision and comfort at work.

Task lighting also helps to reduce workplace fatigue.

With individual lighting needs also varying based on age — most people in their 60s require 250 per cent more contrast to view the same documents than those in their 20s — task lighting allows for the adjustment of light to meet maturity levels, too.

ENHANCED PERFORMANCE

A

s the workplace continues to evolve, employers are placing an increased focus on employee health and well-being. They are looking for ways to make their teams feel good and to create the most optimal work environment so that employees can put in their best performance. Task lighting offers a simple and costeffective solution.

Today’s workplace also calls for flexible lighting systems that can support the fluid nature of the modern

office. Lighting design continues to move toward greater energy efficiency, while providing workers the freedom to position their light sources most comfortably.

Recent research into the use of task lighting has provided evidence that incorporating positionable light sources in individual workspaces provides valuable benefits.

HEALTH MATTERS

Lighting needs during the workday can vary by task. Many people find that backlit screens, such as cell

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With improved health and comfort comes increased productivity. Two of the most frequent complaints from desk-based workers are eye strain and poor lighting. With task lighting, these complaints can be reduced and at times even nullified.

Task lights allow for employees to customize their individual workstation with the right quality light for each task performed.

WEIGHING THE OPTIONS

Not all task lights are created equal. When choosing an energyefficient task light, there are a few key features that require priority attention: light quality, light footprint and adjustability.

Look for a LED task light with

a colour rendering index (CRI) of 90 or more. This will help render objects in their true colours.

If designed correctly, an LED light will minimize glare, create a uniform footprint of light and cast a single shadow. Many task lights create multiple shadows on the work surface, adding visual complexities that can lead to ocular fatigue. A task light that casts only a single shadow will significantly enhance eye comfort.

A premium LED task light will also include optical films that control how light is dispersed and help increase the throw of light over the work surface, significantly improving the user experience.

Adjustability of the light’s reach is crucial, too, as it allows the user to position the light where it is needed most. Task lights that offer a wide range of light output also enable employees to select the best brightness level for their task and then adjust as work requirements change.

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Task lights allow people to customize light at their workstations to best meet their individual needs.

replacement costs are less frequent.

Research suggests that energyefficient lighting technologies can reduce overall electrical use (for lighting) by half, a move that

would significantly lower the amount spent on lighting by more than $20 billion annually and decrease power plant emissions by millions of tonnes. | CFM&D

Sergio Silva is a senior product designer at Humanscale, a leader in ergonomic tools for the workforce. He is also lead designer of the new Energy Star-certified Nova task light, which offers endless adaptability in a striking, sculptural form.

THE BOTTOM LINE

Task lights not only help to boost employee comfort and productivity but they also promote energy and cost savings.

Because they are closer to the work surface, task lights are a considerably more effective means of lighting a desktop than overhead fixtures. A work environment can maintain lower levels of overhead lighting by illuminating desktops with energy-efficient task lights.

Task lights equipped with sensors that automatically shut-off when employees leave their desk also help to improve energy savings.

High quality LED task lights have a lifespan of 50,000 hours, which translates into a significant cost savings for the employer. In addition, maintenance and bulb

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September/October 2019 CFM&D 7

[ fm education ]

These pages sponsored by

BOMI

BY JESSICA TINIANOV

C A N A D A

LISTEN UP Not all noise nuisances require a remedy.

Airborne sound, travelling as air pressure waves, can enter a living space or workplace through small hidden gaps and openings found around piping, ductwork and electrical junctures.

Structure-borne sound, on the other hand, can travel through solid building materials, such as ceilings, floors and walls. This can be problematic (and particularly disruptive) when a commercial business, such as a fitness or childcare centre, restaurant or bar, is situated above, below or beside a typically quiet space like a spa or corporate boardroom.

A HEALTHY DOSE OF SOUND

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Two factors affect the sound (or annoyance) level of noise: the sound power produced at the noise source; and the distance and path the noise takes to the point of complaint.

N

oise complaints are a prevalent and challenging problem for facility managers.

While the most common are related to a loud residential or commercial neighbour, the source of annoying sounds may be environmental (air, rail or road traffic), generated by building-related equipment (HVAC, plumbing or electrical systems), or occupant-

induced or controlled (speech, physical activity, entertainment systems).

PUMP UP THE VOLUME

Two factors affect the sound (or annoyance) level of noise: the sound power produced at the noise source; and the distance and path the noise takes to the point of complaint. Sound and vibration energy can travel long distances, in all directions, and through air, water, wood, concrete and metal.

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Complaints about noise do not necessarily mean there is a building deficiency. Some audible noise from building systems or adjacent units is normal for a typical commercial property and does not warrant the implementation of noise control measures.

So, before embarking on a potentially complicated (and expensive) investigation into the noise nuisance, it may be worthwhile to consult an acoustical engineer who can determine whether the noise is unreasonable for the building type and whether it is due to excessive sound transmission.

In multi-residential buildings, airborne sound transmission limits are set by the building code. The limits are expressed as sound transmission class (STC) ratings. The higher the rating, the better the sound isolation.

The Ontario Building Code, for example, requires a STC rating of 50 as a minimum acceptable value for wall construction and STC 55 in specific areas. The National Building Code

The low frequency rumbles of an entertainment system’s subwoofers can penetrate structural barriers and be heard despite the wall or floor being to code. of Canada requires an apparent sound transmission class (ASTC) rating of 47, which accounts for flanking paths, instead of STC 50.

Frequently, an acoustical assessment will find that the walls or floor assemblies meet building code standards. These requirements are sometimes lower than occupants’ expectations of quiet enjoyment of their property, resulting in disbelief that they do not support their contention and frustration. Code compliant wall and floor assemblies often provide sound insulation that is good for high frequencies, reasonable for mid-frequencies and generally fair to poor for lower frequencies. This means voices, which are higher frequency, are typically not heard or are unintelligible, while the deep, low frequency rumbles of an entertainment system’s subwoofers can penetrate structural barriers and be heard despite the wall or floor being to code. Even for high and mid-frequencies, code compliance does not guarantee inaudibility, which also depends on the sound levels on the source and the background sound levels on the receiver side.

CLAMOURING FOR QUIET

Unfortunately, there are no criteria set out in the building code regarding sound levels and sound transmission in commercial spaces. It is often up to the discretion of the developer, building owner or facility manager to determine whether a nuisance noise should be remedied, unless limits and restrictions have been set out in a lease agreement. These may be expressed as STC and/or IIC (impact isolation

class) ratings, or overall sound levels in decibels (DBA).

Potential noise intrusion issues can be anticipated before, and noise mitigation recommendations incorporated into, a lease agreement to ensure noise and vibration does not, under practical circumstances, intrude into other spaces.

In the case of a fitness club looking to rent space in a commercial building, for example, an acoustical engineer can create scenarios in order to assess the potential for sound and vibration intrusion from physical activities into adjacent tenanted areas. These scenarios may involve using a PA system in the space to recreate the rhythm, amplitude and frequency content characteristics of a typical cardio workout class, including the music played during the exercise routines. Similar conditions can be created in areas to be used for aerobics, treadmills and weights. Analysis may indicate the need for suitable floor slab stiffeners and isolated flooring to mitigate perceptible vibration or structure-borne noise in adjacent tenanted spaces.

Since the potential for audible structure-borne noise from fitness activities can be difficult to predict, the acoustical engineer may also recommend including best practices for laying floor systems in the lease

agreement. Basically, an appropriate resilient underlayment should be installed below the subfloor (usually wood, though concrete is sometimes required) before the surface floor covering (typically a sports rubber flooring) is laid. This technique is effective in controlling or damping sounds in a fitness facility located in a building with ‘sensitive’ occupant neighbours.

RACKET RECORD

To ensure timely investigation by an acoustical consultant and a potentially more economical assessment and mitigation solution (if mandated), facility managers should keep a noise log that tracks the time, frequency and characteristics of noise occurrences. While the complainant should input this information, facility management is ultimately responsible for maintaining the log. It should be regularly reviewed and used as a tool to investigate whether there may be any corresponding occurrences far removed from, or seemingly unrelated to, the occupant’s unit. This may lead to the origin or cause of the noise issue in question.

For instance, mechanical equipment (HVAC systems, pumps, motors and chillers, backup generators, elevators and garbage compactors, among others) can generate enough vibration that, if not properly vibration-isolated, may radiate throughout the building as structure-borne noise. Occupants may perceive this as a neighbouring noise problem, however, the source is actually far removed in a remote part of the building and the sound only occurs at certain times related to that piece of equipment. | CFM&D

Jessica Tinianov is a senior acoustical engineer at HGC Engineering. The acoustical consulting group specializes in the analysis and design of noise and vibration controls for building services, and architectural design for residential, commercial and institutional spaces, including acoustic optimization, sound intelligibility and privacy solutions.

September/October 2019 CFM&D 9

[ management memo ]

BY MARCIA O’CONNOR

PREPARING FOR A GEN Z WORKPLACE

Next generation has different expectations, aspirations that if unmet will result in loss of valuable facilities personnel.

H

ere they come, Gen Z. These young adults are the newest wave moving into the workforce.

But what sets them apart from millennials or Gen Xers?

Born between 1995-2015, Gen Z is the first generation to be completely literate with social media platforms and technology. They grew up with computers and have had a cell (or smart) phone since the age of 10.

Gen Zers are aware of environmental issues, socially conscious and understand cooperation is necessary to achieve change. And they want to be part of the solution.

Many have accumulated postsecondary education debt that they’re eager to settle. They are looking for financial security through a steady job, but also want good pay and the ability to advance through the ranks. Otherwise,

they will move on to another place of employment.

To keep Gen Zers around (and motivated), it’s important to work in collaborative teams to create deliverables; encourage participation and try out their ideas to instill pride in their work; treat them as equal members of the facilities management team to increase sense of belonging; effectively communicate and provide constructive feedback that leads to improvements and overall growth; implement flexible hours and support remote work to ensure work-life balance; allow the use of smartphones in meetings to conduct research on the fly and generally stay connected with those ‘outside;’ recognize a job well-done and afford opportunities for advancement;

and offer benefits geared specifically to this generation. Unlike millennials who pushed for technological updates and innovation, gym memberships and co-working conference rooms or virtual work arrangements, Gen Zers are interested in monetary incentives, such as partial payment of a master’s degree, paid childcare services and financial support for training certification programs.

Mentoring is also key to boost Gen Zer satisfaction and retention, and help this generation flourish. With few available jobs until baby boomers retire, this can begin prior to their graduation.

Approach a college or university about available trainee positions for students interested in pursuing a lifetime career in facilities management. Once ‘hired,’ they should tour the facility (beyond their computer platforms) and do a walkabout with the facilities team.

During this time, identify areas that may require special attention, such as those subject to potential leakage during heavy rainstorms, and encourage questions from Gen Zers. For mentoring to be most effective, ensure overlap between incoming and outgoing personnel. This provides the opportunity for new hires to follow daily, weekly and monthly routines of seasoned professionals before they leave the company, making for a smooth transition. It is also the best way to ensure organizations don’t lose important institutional knowledge as senior managers retire to make room for the next generation.

Above all else, nurture Gen Zers that join the facilities team. They will bring exceptional value and help make the company the employer of choice for the upcoming next group entering the workforce — Gen Alpha. | CFM&D

Marcia O’Connor is president of AM FM Consulting Group. She is also lead consultant and instructor for the University of Toronto’s facilities management certification program.

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September/October 2019 CFM&D 11

FACILITY DESIGN

A NEW LEASE ON LIFE Historic but long-vacant building reborn as Westinghouse HQ, reviving Hamilton powerhouse and energizing community renewal

BY CLARE TATTERSALL

PHOTO: BANKO MEDIA

W

edged between the industrial waterfront and Hamilton’s downtown, Westinghouse Electric Corp.’s Canadian headquarters had been a symbol of economic prosperity for decades. Then, in 1987, four years after the electrical manufacturer relocated its HQ and the last staff had finally moved out, the building began to fall into disrepair. Despite changing ownership hands multiple times over the next 30 years and several attempts at revival, the formerly bustling sevenstorey structure in the Ontario city’s east end remained empty, impacting the surrounding community. As the historic landmark’s windows were boarded up, so too were those of businesses in the Barton Village neighbourhood that were hurt by the loss of thousands of local patrons.

When the building was listed for sale again two years ago, few had high hopes for it given the property’s real estate history, including previous failed attempts to convert the site into residential use, derelict state due to neglect and heritage status (designated in 1988), which would likely scare away prospective buyers. But not Meir Dick. The founder of Electric City Developments was captivated by the iconic building and saw its purchase as an opportunity to breathe new life into it and help revitalize the area.

“The building has a magnetic energy you can’t ignore,” says Dick, who has a background in startups focused on positive social impact and is a member of the Barton Village Business Improvement Area’s board of directors. “I wanted to create something that would bring longterm value to the community.”

Co-funded by Hamilton investors, Electric City Developments acquired Westinghouse HQ in June 2017. The

building has been re-envisioned for a new age to become a hub for commercial and cultural activities, and a blueprint for urban neighbourhood renewal. It offers 40,000 square feet of one-of-a-kind Class A office space and 10,000 square feet of ground floor event space and auditorium that is open to the public for events ranging from weddings and conferences to pop-up art galleries and concerts.

“Reviving Westinghouse HQ has been a real collaborative effort,” says Dick.

“The redevelopment team considers itself stewards of the building with a duty to preserve not only its architecture but its history and connection to the community.”

Led by local architectural firm mcCallumSather and general contractor Collaborative Structures Ltd. (CSL), restoration and renovation work on the 1917-built building began in earnest in January 2018, and was completed this past June. It involved the addition of modern fixtures and technologies, including high-efficiency LED lighting, a highperformance building envelope with an insulation value of R-25 in the walls and R-20 in the roof, supports for rooftop photovoltaic solar array and a watersource heat pump to meet the developer’s sustainability targets. The water-source heat pump is considered to be the most energy-efficient heating, ventilation and air conditioning (HVAC) system on the market, drastically reducing natural gas consumption and subsequent greenhouse gas emissions during the heating season.

“It works like a radiator system found in many homes,” says Drew Hauser, director at mcCallumSather, which is also the project’s mechanical engineer and heritage consultant. “It relies on hot water from boilers and cold water from a fluid cooler to travel around the building and September/October 2019 CFM&D 13

�

PHOTO: BANKO MEDIA

PHOTO: TOM VOGEL PHOTOGRAPHY

FACILITY DESIGN

LEFT TO RIGHT: Westinghouse Electric Corp.’s Canadian headquarters has been re-envisioned for a new age to become a hub for commercial and cultural activities, and a blueprint for urban neighbourhood renewal. mcCallumSather’s light-filled ‘office’ is organized in zones. Teams can huddle around big tables to discuss, debate and share ideas and work side-by-side.

provide space conditioning via terminal units that extract the heating and cooling from the water and distribute it into the different areas.”

In accordance with Westinghouse HQ’s heritage designation, the majority of the building’s brick and cut-stone facade has been preserved. However, many of the old windows were not salvageable.

According to mcCallumSather, repairing all 360 would not allow for energy performance and acoustic rating upgrades, and it would have been cost-prohibitive.

So, the architect opted for a strategy that combined replacement and repair. With the city’s approval, more than 300 new high-performance, double-glazed, argonfilled windows with low-E coatings that closely match the building aesthetic were installed. They provide elevated occupant comfort and maximize energy conservation. Each of the walnut woodframed, double-hung windows on the ground floor were restored. These were kept because their detail is of the highest quality and the space has the most public access and impact.

Inside, the redevelopment team was under no obligation to complete heritage work as it was not part of the

“Three layers of ceiling tile concealed the elaborate plasterwork, which thankfully protected it for all these years.” designation. However, their passion for the project resulted in the restoration of many exceptional (and unexpected) architectural features of the original Prack and Perrine-designed building.

“When we first entered, I was taken aback as the whole ground floor was covered in pink marble tile. It was a sea of salmon,” recalls lead architect, Hauser.

“The radiators were still in the building and I dug around the feet of one of them.

Not knowing what was there, if anything, I unearthed the marble mosaic floor that lay beneath the existing tile. It was like finding treasure.”

Guided by photographs of the 100-year-old, five-storey structure at each stage of construction (the sixth and seventh floors were added in 1928) and drawings obtained from the National Archives of Canada, the team carefully peeled back interior finishes during

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demolition to expose intricate plaster mouldings, structural clay tiles (or speed tiles, as they were commonly called in the 1900s), terrazzo flooring and gigantic steel trusses, among other hidden gems — all of which were preserved and enhanced to pay homage to the past, tell the story of the building’s rich history and serve as inspiration to its current occupants and a whole new generation of businesses in the community. But perhaps the greatest discovery was the hidden theatre that was uncovered at the west end of the building.

“You wouldn’t have believed what this particular space looked like when we first started,” says Hauser with great excitement. “A large portion of the intricate detail around the perimeter was covered up and the room was divided into six separate rooms. Three layers of ceiling tile concealed the elaborate plasterwork, which thankfully protected it for all these

PHOTO: BANKO MEDIA

years. Likewise, we were unaware of the original maple wood flooring until we started removing the layers on top and discovered it was fully intact and looked brand new.” mcCallumSather’s interest in bringing Westinghouse HQ back to its initial grandeur extends beyond its role on the redevelopment team. The firm is its first anchor tenant, moving in at the start of 2019, and occupying the entire second floor. Like the rest of the building, mcCallumSather thoughtfully adapted the space for the 21st century by injecting a sleek, minimalist aesthetic while staying true to the authentic architecture. It also reflects the way in which the firm and its employees function.

“We collaborate in pods, without distinction between our mechanical, interior design and architectural studios,” explains Hauser. “As a result, the space is project focused.”

Spread across an expansive 10,000 square feet, mcCallumSather’s light-filled ‘office’ is organized in zones. At one end, teams can huddle around big tables to discuss, debate and share ideas and work side-by-side. Furniture was chosen to accommodate different working styles,

with options for standing or sitting so everyone is comfortable. As there are no dedicated desks within the floorplate and each employee has a locker to store personal items, the firm has seen a reduction in clutter, making for a cleaner, more spacious environment.

At the other end of the floor are soundproof phone booths, which are ideal for important calls and to avoid disturbing colleagues, and a library.

In the centre of the space, delineating between the collaborative and quite zones, are boardrooms and the design studio, framed by the striking steel trusses unique to the second floor. These were sprayed with black intumescent paint to protect them in case of fire. While the finish highlights the architectural feature, the protective coating will expand significantly when exposed to high temperatures, insulating the components to prevent structural failure.

Much like the trusses, many of the original details remain an integral part of the space. The terrazzo tile floors have been conserved where possible and their imperfections left exposed. Where the former Westinghouse president’s office and boardrooms were once located, the

exquisite ceiling mouldings were kept with missing sections and all. mcCallumSather is helping other tenants with their interior build-outs, as well. Currently, more than two-thirds of the building is leased, including the third and part of the fourth floors, and the bottom level. Equal Parts Hospitality will manage the entire ground floor venue upon occupancy in October. The company, which conceptualizes, funds, builds and manages hospitality industry assets, fit-up the space with a European boutique hotel lobby aesthetic.

Electric City’s Dick says he’s been fielding calls from interested tenants for the fifth and sixth floors. As for the top floor, he’s hoping to attract a worldclass tenant. Formerly a drafting space, it features vaulted ceilings 25-feet high at their peak, skylights and 360-degree views of the Niagara Escarpment and Burlington Bay. “It’s pretty magical,” he says, adding it’s much more than rentable office space. “It’s a place to build your brand in a building with a foundation for excellence that represents not just Hamilton’s history but the community’s as well.” | CFM&D September/October 2019 CFM&D 15

SPONSORED CONTENT

PLUGGING INTO THE “SMART CITY” Q&A with Erica Brabon, Director, Energy and Sustainability, Black & McDonald Limited

T

he push for smarter and more sustainable cities is gaining momentum. From the rise of “smarter” buildings to the expansion of digital infrastructure, forward-thinking asset owners are taking advantage of the latest technologies to create more efficient, advanced, and connected environments.

How can Canada’s commercial property owners and managers “plug in”? Here to examine how facilities new and old can take advantage of the “smart city” revolution, and where to begin, is Erica Brabon,

Director of Energy & Sustainability at Black & McDonald Limited.

How do you define a “smart city”?

First and foremost, a smart city is one that’s designed to increase the quality of life for its citizens. That means a jurisdiction that focuses on sustainable, connected, and resilient assets and infrastructure. It’s also one that makes large-scale investments based on how those initiatives will contribute positively to the lives of its people, be it where they live, work, or go to enjoy themselves.

SPONSORED CONTENT There’s also the connectivity aspect of ‘smart cities.’ What’s the connectivity experience for the citizen and is it integrated with new municipal platforms? Moreover, what kind of conversations are you having with those people in regards to how they feel about some of this digital transformation that’s happening around them? We need to determine the long term capital investment strategy that supports tenant retention and experience while transforming the building into a sustainable connected asset.

There are certainly many advantages for all asset categories within a smart city, but they require some upfront considerations, planning and an open minded approach to innovation and affordability.

What should property owners/ managers consider as they move closer towards becoming part of a smart city?

Whether you’re a public facility or commercial complex, the question is: “Are we ready to exist in a ‘smarter’ environment?” For example, if your retail outlet sits in an area of the city with a micro-grid, are you ready to participate in that grid from an investment and regulatory perspective? If you are an office complex with multiple tenants, are you sub-metering? Moreover, are you able to bill back to the tenants or provide them savings through some of the new technologies and systems that you’re putting in?

How do firms like yours support these “smart” building initiatives?

We can be the partner, the innovator, the implementer and the integrator. Our Energy & Sustainability Team serves as a centralized resource for clients who can bring together different expertise from across our company and the tech community to provide the best and most innovative solutions that are the right fit for your needs. So for an office tower or residential building, that could mean exploring the implementation of electric vehicle charging stations and battery energy storage, which not only contribute to better energy management but are increasingly popular amenities for today’s commuters.

In those cases, we work with asset owners and managers to examine what the energy impacts will be on their property, determine operational implications of new solutions, and help plan for their installation and ongoing monitoring.

That’s just one example, though. When we talk ‘smart buildings,’ we’re talking about any number of technology investments such as automated heating and cooling systems, predictive maintenance systems, advanced lighting controls, energy-saving amenities, or “intelligent” technologies that sense when residents pull into the parking lot and adjust their environment or unit accordingly.

Overall, our role when consulting clients on these “smart” initiatives is to be technology agnostic and outcome focused.

We provide advice on what technologies are out there, formulate a pathway to adopting these technologies, and then deliver insights to help the client make

decisions that best match a building’s profile, its population, and resources.

What are the costs of becoming a “smarter” building or facility?

Like anything, it’s an investment. There again, however, we can help bring funding to the table from the federal government and provincial government, depending on what province you’re in, to decrease the cost of the project. We can also assist with upfront project scoping and having interactions between technology stakeholders.

We have to remember that being a smart building and “plugging” into a smart city has financial and operational benefits.

More and more, asset owners/managers are recognizing that becoming a more sustainable and “smarter” building can create better returns while driving sales through an overall better resident experience.

You mention that becoming a smarter, more sustainable building has promotional benefits as well. Can you expand on that?

People are expecting more out of the places in which they live and work. They’re much more tech-savvy and conscious of their environment.

Industrial tenants are asking about automated peak consumption prediction, building automation, ‘smart’ HVAC controls, and energy-saving amenities; residential unit owners are expecting amenities that will feed into their ‘connected’ lives; and commercial businesses are in search of the tools and services that will create more connected and digital customer experiences. Across the board, there is an increased desire to invest in technologies or at least begin planning to adopt them down the road. As an asset owner or manager, that’s how you’re going to stand out to potential tenants, and position yourself to take advantage of what these current and future smart cities have to offer.

Erica Brabon is Director of Energy & Sustainability at Black & McDonald Limited. For more Smart City Solutions and services, visit www.blackandmcdonald.com/ our-services/smart-city-solutions.aspx.

OUTSOURCING

BY MELISSA DONNAHEE

LEAVE IT TO THE EXPERTS

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An outsourced facilities service provider can cut costs while maintaining the agreed upon scope of work.

them to the experts. Beyond generating peace of mind, outsourcing with a wellregarded provider can result in significant cost savings while also leading to increases in safety, efficiency and innovation, among other perks.

CUT BUSINESS COSTS

Outsourcing facility services can positively impact an organization’s bottom line, provide the opportunity to more fully focus on its core business to better maintain a competitive advantage.

B

eing successful in business requires a collective effort from a myriad of people with different skill sets, from the owner of the company right down to the cleaner that refills the paper products and takes out the garbage. In the facilities world, the latter service is often a ‘necessary distraction.’

It’s needed to run any successful operation but is rarely a core competency of the

The state of a facility is undeniably valuable. From improving uptime in a manufacturing facility to leaving a lasting positive impression with building occupants and visitors, a clean and well-maintained facility is inextricably linked to its business operations and profitability. Outsourcing these services ensures a facility is in tip-top shape at all times. Further, through effective staff management, the implementation of best practices and new technologies, as well as the benefit of having purchasing power created by a large business portfolio, an outsourced facilities service provider can cut costs while maintaining the agreed upon scope of work.

ENHANCE SAFETY AND EFFICIENCY

organization. It also inevitably finds a way to prevent the core business group from focusing on their specialty and ultimately the company’s overarching purpose for being in business.

However, there are ways to limit this type of distraction. Most successful business operations acknowledge that facility services are best managed by professional building service contractors and therefore choose to outsource

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Although the term ‘improved efficiency’ is overused, there is a tangible value-add to outsourcing facility services and even customer service-based requirements.

Alleviating senior or core staff of oversight and supervision allows them to focus on the right tasks. It also lessens the stress at their desks, which in turn results in higher workforce retention.

As for safety, any quality service provider will have a robust program in place that it will implement and administer on the

facility manager’s behalf. It may also be possible to share or transfer total liability to the service provider for any incidents that may occur, which shifts risk and any regulatory responsibility directly to the service provider. Less exposure in this area is never a bad thing in business.

IMPROVE ON INNOVATION

Anyone involved in implementing change within their workplace knows it’s typically not a cakewalk. Staff resistance can be a major obstacle in driving innovation and improvement.

When that innovation is outsourced to an expert, the effort of solutioning and implementation is off-loaded as well, quickly resulting in benefits.

For example, providing the most up-to-date tools and information to workers has been found to have an incredible impact on their wellbeing while at work. A study by the Social Market Foundation think tank suggests that happy employees are up to 20 per cent

more productive than unhappy ones.

ASSURE BEST PRACTICES

At a glance, the facility services business seems straightforward, with a ‘fix this, clean that’ outlook. But not surprisingly, as with any industry, well-established standard operating procedures and best practices ensure operations are safe, hygienic, compliant with regulations and measurably effective. Failure to follow these standard operating procedures can greatly impact a brand, reputation and pocketbook. Outsourcing ensures the industry standard is being met and sends a message of investment in the workforce to clients, customers and employees.

COMMIT TO SUSTAINABILITY

Going ‘green’ is fast becoming something facilities companies cannot

afford to overlook. It’s both the right thing to do for the environment and leads to reductions in material and energy costs. Outsourcing allows companies to leverage experts in this area that can make recommendations about green technologies, such as Internet of Things (IoT) sensors and high-efficiency equipment, that align with company goals.

PUT MAINTENANCE FIRST

Outsourcing is a known solution for deferred maintenance.

Building service providers can limit this ‘run to fail’ approach through customized preventive maintenance programs and regular daily upkeep. They also have the expertise to extend the life cycle of equipment. Prioritizing maintenance avoids repairs and unexpected replacements, resulting in cost savings. | CFM&D

Melissa Donnahee is director of operations, Western Canada, at C&W Services.

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2019-03-20 10:14 AM September/October 2019 CFM&D 19

OUTSOURCING

BY ROCCO ROMEO

A LAUNDRY LIST OF REWARDS

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A hotel can carry a lower linen par level if laundering in-house since it does not have to take delivery and laundry time into account.

if outsourced. As an added benefit, a hotel can carry a lower linen par level if laundering in-house since it does not have to take delivery and laundry time into account, as is the case with outsourced operations; however, this creates other challenges such as more frequent replacement of linen.

On the downside, laundering in-house includes equipment maintenance and capital replacement, which can be costly.

It is also often more labour intensive and expensive to run laundry operations due to lack of automation. Overtime costs can be significant during high hotel occupancy or equipment breakdown.

If equipment does breakdown, it can wreak havoc very quickly because many on-site laundry facilities only have one or two of each piece of equipment. Lower par levels, which are common with on-premises laundry, also lead to more frequent linen replacement, resulting in higher costs over time.

Weigh the pros (and cons) of in-house and outsourced linen services to determine the best option.

L

aundry is one of the most important functions in a hotel and it is often the subject of great debate. There are those who purport on-premises operations provide the best service while others believe outsourcing laundry is the better bet. Here’s how the two stack up.

BRINGING LAUNDRY IN-HOUSE

Handling laundry on-site provides greater control over the timing of washing and delivery, which results in a faster turnaround time of linen. A hotel can also determine the order of items to be washed and processed, as well as when they are to be laundered, and even run laundry operations 24-hours, if required, which is not always possible

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OUTSOURCING OPERATIONS

When compared to in-house laundry, outsourcing provides reduced capital expenditures, reduced labour costs, and a reduction in maintenance and utility costs, the latter of which is typically significant with on-site operations.

Additionally, outsourcing allows hotels to focus on core competencies instead of issues associated with operating a laundry facility. It also offers the opportunity to partner with companies that have the latest equipment and wash formulas to ensure linen life is maximized. Most

external laundry service providers have redundancy in equipment (many of the same equipment to increase reliability) in case one machine needs to be repaired, so processing is not affected, too.

The drawbacks of outsourcing include lack of control over laundry operations and having to wait the 24hour turnaround time for linen. Since a hotel doesn’t control the timing of washing and delivery, it also needs to increase the par level of its linen inventory, which costs more in the short-term.

THE HIRING PROCESS

If a hotel determines outsourcing is the best option for their operations, it should consider the location of the external laundry service provider to ensure deliveries can be made in a timely manner, the size of the provider’s fleet and whether it can accommodate the hotel loading docks.

Hours of operation, turnaround time (24 hours or less) and delivery time are also important. Evening or early morning delivery is usually best to ensure all soiled linen is picked up and returned within 24 hours.

Before signing a contract, hotel management should tour the external

When compared to in-house laundry, outsourcing provides reduced capital expenditures, reduced labour costs, and a reduction in maintenance and utility costs. laundry service facility. Inspect equipment and take stock of the number of each piece of equipment to ensure breakdown won’t hamper operations. Find out what type of preventive maintenance program is in place and the quality control measures employed to ensure health, hygiene and safety.

Once a contract is in hand, review before signing. The contract should include items such as delivery and pickup times, rewash protocols, damaged or unusable linen protocols, and sorting protocols for pickup and delivery.

MIXING IT UP

There are instances when a blend of both (on-premises and off-site laundry) may be the best option.

For instance, there are advantages to sourcing out high volume items such as sheets, towels, bath mats and face cloths, and then internally laundering specialty items such as shower curtains or low par level items. The specialty items can be handled with more care on-site than at an external laundry service facility. Usually these items require special handling and are more expensive to outsource for cleaning. | CFM&D

Rocco Romeo is CEO of Ottawa-based HLS Linen Services. Established in 1974, HLS has expanded its commercial laundry and linen service across Ontario to include Kingston, Belleville and Toronto, as well as western Quebec. Rocco can be reached at rocco.romeo@hlslinenservices.com.

September/October 2019 CFM&D 21

OPERATIONS & MAINTENANCE

BY ALICE SINIA

GREEN GOALS WORTH SETTING

in place can protect a facility from potential pest pressures without compromising green initiatives.

MISSION PREVENTION

Sustainable approach to integrated pest management protects facility more effectively than one focused on chemical applications.

G

reen initiatives are more than a trend.

Many industries are putting greater emphasis on ensuring products are sourced and processed in an environmentally conscious manner, and are making decisions with ecological impact in mind. Pest management programs should be no different.

Sustainable pest management is not only achievable but it is also a best practice.

Pests only need three things to thrive in an environment: food,

water and shelter. Unfortunately, all three of these resources are readily available and easily accessible in most commercial facilities.

That is why it is important to work with a pest management professional to prevent an infestation before it occurs.

Using the principles of integrated pest management (IPM), sustainable pest management can be achieved with minimal use of pesticide products and less environmental impact. Having an IPM program

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Integrated pest management is a scientific approach to pest management that focuses on preventive strategies to eliminate conditions that cause pests to be drawn into a facility. By manipulating pests’ behaviour, biology and environment, an IPM program controls pests’ activity before they have a chance to invade a space and cause an infestation.

The presence of pests is often a symptom of underlying sanitation, housekeeping, storage or maintenance deficiencies, so including employees in IPM program implementation is imperative to pest management success. Employees should be trained on the importance of sanitation and maintenance, how and where to look for pests, and what to do when they find one.

With more eyes looking for potential pest problems, it becomes easier to catch pests earlier and come up with a corrective action for any potential pest hotspots.

RED FLAGS

Most structure-invading pests avoid human contact whenever possible and are experts at playing hide-and-seek. This can make it difficult to determine if pests are

present. When inspecting a facility for signs of pest activity, keep an eye out for: pellet-sized droppings, which signal the presence of rodents, and small, pepper-like flakes, which may indicate a cockroach issue; discoloured, greasy looking, dark areas around baseboards and corners known as ‘rub markings;’ gnaw marks on baseboards, cardboard boxes and electrical wires around the property; and pests themselves, whether dead or alive, as there could be many more living out of sight.

Other signs of pest activity include the presence of body fragments or cast skins in damaged products, or discarded wings in gaps, cracks and crevices, signalling an open entryway for pests looking for a new home.

If there’s an area that consistently exhibits signs of pest activity, make note of the recurring issue and talk to the facility’s pest control specialist to determine the next course of action.

A WATCHFUL EYE

Over time, cracks and gaps can form in the exterior of a facility. While these openings may seem tiny and inconsequential, they are significant to persistent pests that require very little room to invade a space.

During routine facility inspections, take note of any potential pest entryways and fix or replace spots that could be inviting pests inside. Weather-resistant caulk is handy when sealing exterior cracks and gaps, and replacing torn window and vent screens is a must to keep pests out.

There are several other environmentally friendly tools that can be used to keep pests at bay, including door sweeps, weather-stripping, door closers and air curtains. Door sweeps are easily attached to the bottom of exterior-facing doors. They use bristles to block pests from crawling through gaps or spaces below doors.

Placed around doors or windows, weather-stripping prevents unwanted pests from crawling or flying into the facility. Door closers automatically close the door after entering or existing the facility. Installed above doorways, air curtains blow a burst of air as a door is opened or closed. This wave of air interrupts the path of any winged pests that try to find a landing strip inside the building.

reason, it’s important to document each step of the facility’s pest control process and work with a pest control expert to pinpoint pest hotspots.

No two facilities will face the exact same pest issues — as pest pressures change, facility maintenance and sanitation schedules should experience a shift as well.

By making schedule adjustments, staff will better keep up with pest activity and help reduce or eliminate the use of pesticide treatments, which should only be employed as a last resort. The facility should not have to compromise its environmentally conscious initiatives for its pest control practices. | CFM&D Alice Sinia, Ph.D., is the quality assurance manager, regulatory/lab services, for Orkin Canada.

With more than 20 years’ experience, Alice’s focus is government regulations that pertain to the pest control industry, as well as providing technical support in pest/ insect identification to Orkin branch offices and clients.

She can be reached at asinia@orkincanada.com.

From Boiler Room to Boardroom

FOR THE RECORD

Diligent and consistent sanitation and maintenance schedules are also critical for an effective pest management program. However, determining how often to perform maintenance around the facility can be a difficult task with limited knowledge. For this

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September/October 2019 CFM&D 23

OPERATIONS & MAINTENANCE

BY LANE BRENNAN

PREPARING TO PRESERVE THE PAST

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Textile Museum of Canada retrofits existing building systems to safeguard precious artifacts.

W

hile museum relics are meant to be cherished and preserved long-term, the building systems that protect them are not.

At the Textile Museum of Canada, which holds a collection of

13,000 fabrics, garments, carpets and beadwork that are up to 2,000 years old, aging and inadequate infrastructure had put the delicate artifacts at risk of damage or theft.

With its mechanical systems due for an upgrade, the museum engaged its operations and solutions consultant to evaluate the building

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The Textile Museum of Canada holds a collection of 13,000 fabrics, garments, carpets and beadwork that are up to 2,000 years old.

equipment and develop a plan to improve efficiency, increase security and ensure its collection would be protected for many more years.

Improper mechanical systems can pose a range of problems for facility managers. It may become difficult to control the temperature in different parts of a building, making visitors and employees uncomfortable.

Delicate materials may be damaged by light or humidity. Poor security measures could result in thefts or safety issues.

The Textile Museum faced all of these threats. With its operations and solutions consultant, the museum developed a three-phase retrofit plan, which focused first on updating building heating, ventilation and air conditioning (HVAC) systems, and then on improving security and lighting.

STEPS TO A SUCCESFUL UPGRADE

During the first phase, all major HVAC equipment was replaced with new high-efficiency options to help improve comfort and overall performance. Disparate systems also made way for a new

building automation system. The system integrates and automates core building functions like HVAC operations, and provides real-time centralized monitoring and control for operators. It also allows operators to set temperature and humidity control for specific sections of the museum, then alerts personnel if levels exceed their limits. Changes can be made remotely, even after business hours — a particularly useful feature for nighttime or holiday events.

With the new system, the museum schedules its equipment operations to maximize efficiency.

For example, it can adjust heating and cooling levels based on the time of day to reduce energy use.

Detailed graphs chart individual equipment performance and trends for auditors. This allows the museum to address potential issues, such as high humidity levels, before they become problematic for an exhibit.

During the second phase, the security system was overhauled.

The team installed closed-circuit television and more than 20 dome cameras throughout the museum.

In addition to added security, these motion-sensing cameras contribute to the facility’s conservation efforts by reducing energy use if no movement occurs. Video is captured and stored in a scalable, IP-based system that allows personnel to easily access video files. The system is integrated into the building automation system for easy monitoring.

Beyond surveillance, the museum also wanted to implement card access and asset locator systems.

Artifacts were equipped with

Artifacts were equipped with security tags that will trigger an alarm if they are moved outside set parameters. security tags that will trigger an alarm if they are moved outside set parameters. Standard card readers throughout the facility help control access and allow the museum to schedule door lock and unlock times. All new equipment ties into the museum’s integrated automation system for easy monitoring.

The final phase of the retrofit focused on lighting. The facility’s 20-year-old light fixtures, tracks and dimmer switches were inefficient and unevenly illuminated museum exhibits. The building also needed to comply with Canadian Conservation Institute (CCI) requirements for preserving Canadian heritage collections.

Top of the list of priorities was a move from traditional incandescent lighting to energy-efficient LED bulbs. The team also needed to ensure new lighting complied with CCI requirements for colour, brightness and temperature. A new integrated dimming system allows lighting to be adjusted throughout the museum using the automation system. The lighting improvements helped the museum

qualify for $26,000 in energy efficiency incentives through the former Ontario Power Authority’s Save on Energy program.

BACK TO THE FUTURE

Right away, the museum began to realize the benefits of lower energy use and less time spent managing and maintaining antiquated building systems.

The much-needed retrofit not only fixed existing problems but it also positioned the museum for the future. As technologies develop, it will be able to adapt to take advantage of new methods of safety, security and energy efficiency.

Beyond protecting its own treasures, the changes also provided increased confidence that the museum could safeguard artifacts from the many travelling exhibits it hosts each year. It now has greater ability to expand its exhibits and program offerings.

With these updates, the museum can continue to preserve its historic textiles while keeping an eye toward the future as it realizes the long-term benefits of the project. | CFM&D

Lane Brennan is vice-president and general manager of Honeywell Building Solutions, Canada. Honeywell was the operations and solutions consultant for the Textile Museum of Canada’s retrofit project.

September/October 2019 CFM&D 25

[ technology ]

BY JONATHAN NODRICK

WALLPAPER’S RENAISSANCE

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Cooper Hewitt’s Immersion Room in New York City invites visitors to shift from passive observers to active originators.

PHOTO: COOPER HEWITT, SMITHSONIAN DESIGN MUSEUM

S

Graphics, technology and interactivity used to disrupt urban and built environments, and enhance people’s engagement in a space.

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

top with the eye roll.

Wallpaper is not as antiquated as one might think. As stark minimalism gradually fades from favour, commercial and residential wallpaper continues to evolve, quietly moving from drab background decor toward claiming the spotlight.

Wallpaper is not what it used to be.

While early designs from the late 17th century started as physical hand-painted or wood block prints, it soon progressed to large volume, mass market mechanical reproductions allowing the art and craft to evolve with each technological advance.

One could argue wallpaper has always been an immersive and experiential medium but today’s sophisticated digital technology sets the stage for newly imagined images, materials, environments and experiences. Contemporary large format printing shatters nostalgia and trends to produce original worlds never conceived before.

In addition to the simple beautification of space, today’s wallpaper offers wayfinding. It educates and builds brands.

But what happens when most or all interior surfaces become LED screens and paper becomes pixels?

A quick visit to a local sports bar makes it clear it’s only a matter of time until every wall, ceiling and floor is haphazardly covered in TVs. Does this future, lined with digital displays, only offer the narrow spectacle of bigger sporting events or larger than

PHOTO: REFIK ANADOL STUDIO PHOTO: COOPER HEWITT, SMITHSONIAN DESIGN MUSEUM

life reality shows? Or worse, life inside the hyper-synthetic visual bombardment of Times Square?

Cooper Hewitt’s Immersion Room begs to differ.

Created by New York’s experiential design studio, Local Projects, the Immersion Room in New York City invites visitors to shift from passive observers to active originators. Through projection walls and an interactive table interface, users can swipe through the museum’s vast wallpaper collection for true to scale in situ viewing, content manipulation or to even create patterns of their own. The Immersion Room provides the first opportunity to discover Cooper Hewitt’s wallcoverings as they were intended to be viewed. It allows the public to instantly surround themselves in designs normally locked away in dusty vaults as well as become an integral part of both the art and space in a new sort of blended or mixed reality. The forwardthinking installation provides a possible tomorrow where static drop-matches can become interactive, dynamic and changed on a whim. In doing so, it challenges people to reconsider the aesthetic, function and programming of the places outside the museum in which they work, shop, live and relax.

“I get a thrill watching visitors in the Immersion Room become excited creating their own wallpapers — designs that mean something to them,” says Greg Herringshaw, assistant curator in charge of the wallcoverings department at Cooper Hewitt, Smithsonian Design Museum.

“Instant gratification aside, with wallpaper moving into the digital realm, having the ability to change your wallpaper on command, be it the pattern or making it animated, keeps the design fresh.”

Whether watching or not, wallpaper continues to evolve.

Breaking free from history, it is becoming increasingly digital in both how images are made and displayed.

Media artist Refik Anadol’s recent public art audio-visual installation, WDCH Dreams, uses machine learning

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TOP: Media artist Refik Anadol’s public art audio-visual installation, WDCH Dreams, uses machine learning algorithms to interpret and visualize the Los Angeles Philharmonic’s digital archives. BOTTOM: The Immersion Room provides the first opportunity to discover Cooper Hewitt’s wallcoverings through projection walls and an interactive table interface.

algorithms to interpret and visualize the Los Angeles Philharmonic’s digital archives, making the Walt Disney Concert Hall’s exterior a mind-melting dream that celebrates history while exploring the future.

The resulting ‘data sculptures’ are patterns formed by a computer’s unique visual exploration of historic audio recordings, which are projection-mapped across surfaces of the structure.

As these prototypical applications become practical and ubiquitous, does this merging of image, media, time and space fit somehow into the confines of what’s considered wallpaper, or is this an example of an entirely new emerging art form?

Advances in biometric sensors, variable data programming and artificial intelligence means spaces will soon encourage human engagement, while listening to, and learning from, people to serve up the most appropriate graphic wallscapes for the moment. With humans as the input, the walls will literally have eyes and ears on people to determine their output. As Orwellian as this new world of wallpaper may seem, learning and empathetic spaces will create the perfect place for what people are feeling or want to be feeling. It’s just a matter of a well-curated creative vision, technology and time.

William Morris would agree there is nothing stodgy here. | CFM&D

Jonathan Nodrick is founder and creative director of Rollout. He is relentlessly on the lookout for the cutting edge of wallcoverings in the built and virtual worlds.

Jonathan can be reached at jon@rollout.ca

September/October 2019 CFM&D 27

FOCUS ON LIGHTING

IN THE LIMELIGHT Lighting moves beyond strictly being a source of illumination to offer artistic, acoustic benefits

Equal parts lighting and art, Abstract by Sonneman casts a mesmerizing glow while simultaneously serving as a captivating wall sculpture. Indirect LED illumination is reflected on a wall or ceiling from a prism-shaped reflector that hovers over the surface on thin rods extended in tension from each of the three triangular corners.

Reflectors come in three sizes, two finishes (white and black) and are designed to stand alone or be arranged together.

Eaton’s new Shaper Sense LED lighting series provides aesthetically appealing fixtures with high visual performance and quality acoustic surrounds that help reduce unwanted noise and distractions. Developed through a partnership with FilzFelt, a Knoll company, the family includes 62 wool design felt colour choices. Both the box and trapezoid pendant have a single and two felt colour option. The fixtures also allow 85 per cent natural daylight to filter through when turned off, and use daylight harvesting from wireless control systems to maintain uniform light levels.

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Blade by Luxxbox is a versatile lighting solution that significantly reduces noise, fostering increased concentration and production in work and educational environments. The acoustic pendant reduces up to 80 per cent of reverberated sound in an open area, offering statement lighting while enhancing sound quality within the space. What’s more, it’s created from a minimum of 65 per cent recycled material. Blade is available in more than a dozen colours, as well as a variety of heights and lengths, allowing for optimal customization of any interior.

The Whiz 2.0 is Meteor Lighting’s latest architectural high bay solution.

It supersedes the company’s flagship fixture offering a sleeker and slimmer design that makes it perfect for commercial interiors with high open ceilings like atriums, lobbies, convention centres and airport terminals.

The Whiz 2.0 also has improved thermal management, which enables it to provide 20 per cent more heat dissipation, and is weatherproof, so it can be used for exterior entrances of office buildings and canopies, as well.

Switch by Eureka Lighting is a scalable fixture that can be tailored to fit any environment. The modern lighting system consists of direct and indirect arms that can be combined with different lengths of poles to create a wide variety of arrangements. Each arm can rotate 350 degrees around the stem covering a maximum diameter of 88 inches, and output more than 1,400 lumens in both 3,000 and 4,000 Kelvins CCT (correlated colour temperature).

The Echo LED linear metal pendant from AFX offers one-touch full range dimming and colour temperature change. The discreet nine-foot adjustable cables add to its refined look and allow for optimum adjustable height placement over reception desks, in restaurants and public spaces. It’s available in white or black with gold inner finish.

Suspended or wall-mounted, Ledalite Eyeline by Signify offers sophisticated architectural design and high-performance optics for gentle, glare-free illumination at up to 130 lumens per watt. It can be installed in continuous runs in four feet increments and suspended four, eight, 12 or even 20-feet apart. The horizontal, ultrathin light panels give the fixture a weightless and organic appearance, so that it becomes a natural design element of the built environment.

Like gears in a giant clock, this massive sculptural chandelier chimes of daring lighting design.

Suspended and powered from ultra-thin aircraft cables ranging from 20 to 130 inches in height, Modern Form’s Chronos chandelier by WAC Lighting is ideal for highprofile architectural and commercial environments with tall ceilings and larger rooms. Hand finished in aged brass to complement the latest modern decor.

September/October 2019 CFM&D 29

[ last word ]

BY BONNIE HARTOG

LEADING THE WAY WITH LEDS Important considerations before embarking on an energy-conserving lighting retrofit.

L

ight emitting diode (LED) technology offers considerable benefits — energy efficiency and associated cost savings, and reduction in lighting maintenance hours as a result of greater life expectancy, to name a few. It’s therefore no wonder that many facilities are looking to upgrade existing lighting technology to LEDs. When doing so, it’s important to select the right product for the application, as well as appropriate lighting controls. This can prove difficult as building occupants often have different lighting demands in the same space.

Compounding the issue is many lighting upgrades are performed in stages due to budget constraints, either as part of a multi-year retrofit program or routine maintenance. Existing purchasing habits and lack of education about lighting products further complicate the matter, as decision-makers often make choices based on initial cost and payback. The result is inconsistent lighting, multiple different brands of fixtures and lamps, and compatibility problems. In addition, many spaces don’t have necessary lighting levels, colour temperatures, types of fixtures or correct placement of fixtures.

MEASURE FOR MEASURE

Product knowledge is key to selecting the right lamp or fixture for a LED lighting project. Familiarity with existing lamp base types is also integral to purchasing the correct retrofit product.

Questions to ask include: How many lumens of light do existing fixtures produce for every watt of electricity used?

What light levels (foot candles or lux) are required in each area and why?

Watts are a measure of power consumption or the amount of energy needed to generate a certain level of brightness. Lumens are a measure of the total quantity of visible light emitted by the source. LED technology requires much less wattage than its traditional counterpart to operate; however, when replacing existing lamps or fixtures, LEDs should have close to equal total quantity of designed lumens for the space.

Foot candles and lux both measure the illuminance (amount of light) that falls onto a surface. The foot candle is an imperial measurement, while lux is a metric (or SI) measurement.

TRUE COLOURS

Colour temperature should also be considered in all lighting upgrade projects.

It defines the colour appearance of the illuminance source (what the look and feel of the light produced will be). The colour temperature of a lamp or fixture is assigned using the basis of correlated colour temperature (CCT), which is defined in degrees Kelvin (k). Warm light is 2600k to 3200k, moving to bright (neutral) white and then to daylight (cool) white at 6500k or more. Each colour impacts emotions, behaviours and ambience. For example, warm light is considered relaxing and best-suited for areas of leisure.

When determining which colour temperature to choose, questions to ask include: What is the purpose of the room and level of activity? Who will primarily use the room and what is the average age?

What CCT is currently being used and why?

A GOOD PLACE

Choosing the right size and placement of new fixtures is important to the success of any lighting project.

Some key questions to ask include: Will the fixtures cover the existing footprint?

How will they disperse light? Will they cause glare?

Prior to purchasing any new LED fixtures, a photometric lighting layout should be reviewed as LEDs produce a much different disbursement pattern and intensity of light than traditional fixtures.

The photometric lighting layout will show the anticipated light levels using the new recommended fixtures with a pointby-point measurement.

MISSION CONTROL

Not to be forgotten in any LED lighting upgrade project is the lighting control system. Controls such as occupancy sensors, dimmers and time scheduling can provide further energy savings, rebate incentives and improved lighting levels for building occupants.

Also, confirm whether existing lighting controls will work with new LED products by checking manufacturer compatibility lists. If incompatible, they will need to be upgraded. | CFM&D

Bonnie Hartog is the lighting manager at Evolution Electrical Services Ltd., a Winnipeg-based electrical contractor that services clients throughout Manitoba. The company’s highly skilled team has years of experience with electrical installations and specializes in lighting design and education. Bonnie can be reached at bonniehartog@evolutionelectric.ca.

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

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