utah facilities may 2011
DESCRIPTION
Solutions for Building Owners and ManagersTRANSCRIPT
SPECIAL EDITION: Best Practices in Green Buildings
2 I UTAH FACILITIES MAY 2011
4 I UTAH BUILDINGS FALL 2010
UTAH FACILITIES MAY 2011 I 5
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Recreation FacilitiesSwimming in sustainability
Education FacilitiesWestminster goes green
Entertainment FacilitiesEnergy saving solutions inan arena
Property ManagerSustainability practices impactenvironment and bottom line
On the cover:J.L. Sorenson Recreation Center in Herriman. Photo taken byPaul Richer of Richer Images, courtesy of EDA Architects.
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RecyclingEffective recycling program relies oncommunication, education
Commercial CleaningGreen cleaning techniques
Industrial FacilitiesMembers of SIOR help owners go green
Real Estate LawProtect your green innovation
PlumbingThe new green is blue
HVACHVAC systems get smart, save money
Social ResponsibilityOur impact on the planet
ConstructionBuilding a Green Future Plan
Snow and Ice ManagementRadiant heating alternative to salt
Adaptive Reuse
DEPARTMENTS
FEATURES
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6 I UTAH FACILITIES MAY 2011
CONTACTPublisherTravis [email protected]
Managing EditorKelly [email protected]
AdvertisingThomas [email protected]
Editorial AssistantBrooklyn Ashy
Art DirectorDoug Conboy
ContributingPhotographerDana Sohm
Contributing Writers
PublisherUtah Facilities
Copyright 2011 Utah Facilities Magazine. Utah Facilities is a Trademark owned by Jengo Media.
Utah Facilities is a proud partner of: The publisher is not responsible for theaccuracy of the articles in Utah Facilities.The information contained within has beenobtained from sources believed to bereliable. Neither the publisher nor anyother party assumes liability for loss ordamage as a result of reliance on thismaterial. Appropriate professional adviceshould be sought before making decisions.
Utah FacilitiesPO Box 970281Orem, Utah 84097Office: 801.224.5500Fax: 801.407.1602JengoMedia.com
PUBLISHER’S LETTER
Don AslettAshley BriggsSteven J. ClarkIbi GuevaraTony HendricksonMarco IrelandMichael JeppesenRon J. MooreVictor Pollak
Ellen ParrishMicheal RaddonJill RasmussenTracy StangerRich ThornArtemis
VamianakisIvan WeberJames Webster
In the United States, buildings consume about 40 percent of the nation’senergy, 25 percent of timber harvest, and 16 percent of fresh water. Thosenumbers are not sustainable. But there are more reasons to pursuesustainability than just social responsibility.
Green buildings lower operating costs while increasing lease rates andproperty values and boosting occupancy rates. Green features are alsoincreasingly entering into tenants' decisions about leasing space and intobuyers' decisions about purchasing properties.
Sustainability in facilities involves several issues, including energy efficiency,resource conservation, indoor air quality and water use. The United StatesGreen Building Council (USGBC) is a nonprofit organization that isspearheading the efforts to standardize the green building industry. Amongthe USGBC initiatives Leadership in Energy and Environmental Design.LEED is a rating system that provides standardization and independentoversight to claims of environmental performance for buildings.
In this issue of Utah Facilities, you will read about a variety of buildings thathave taken steps toward sustainability. Several are LEED certified or are inthe process of earning certification. In addition to construction, we arehighlighting best practices in sustainable facility operations. The operation ofa building is critical to sustainability because the recurring cost for operationsand maintenance can often exceed the construction cost during a building'slife cycle.
There are other programs that facility owners and managers can participatein. The Building Owners and Managers Association has the BOMA 360Performance Program (see page 40) which benchmarks a building’sperformance against industry standards. It evaluates all major areas of aproperty’s operations and management practices including sustainability.Another program, Energy Star, is administered by the EPA and theDepartment of Energy and helps in measuring current energy performance,setting goals, tracking savings, and rewarding improvements.
Environmentally sustainable practices conserve natural resources, improve thehealth of tenants and ensure the long-term financial performance of propertyowners and managers.
UTAH FACILITIES MAY 2011 I 7
Building a 4,700 square-foot natatorium in a 107,000
square-foot recreation center to Leadership in Energy
and Environmental Design (LEED) New Construction
Platinum standards requires a unique design and an
unparalleled approach to sustainability.
As one of the first facilities of its kind to strive for Platinum
Certification, the J.L. Sorenson Recreation Center in
Herriman opened its doors March 18 boasting 40 percent less
energy consumption and 30 percent less water use than a
typical recreation center.
“Buildings of this type, natatoriums and recreation centers
of this size, are difficult to get LEED Platinum,” said Burke
Cartwright, executive officer of EDA Architects. “This is no
small feat.”
Planning in GreenAn eco-charrette, also known as a kick-off meeting, was
held by Salt Lake County and EDA Architects to generate
and target sustainability goals for the recreation center, which
will serve residents of Herriman, Bluffdale and Riverton. By
carefully applying LEED New Construction standards, the
team designed a 107,000 square-foot, $21 million center that
has the capability of attaining Platinum Certification,
according to Cartwright.
“We pay for the building once. But we have to pay for the
staff, energy, power and water for the next 50 years,”
Cartwright said. “If we do the planning part right, then the
staffing and operational costs in this building pale in
comparison to what we will be saving in the next 50 years.”
From the Ground UpConstruction on the recreation center began in June 2009.
Nearly two months were spent surcharging the site before the
footings and the foundation were laid. During the
construction, more than 95 percent of the total waste was
diverted from the landfill, said Brian S. McBeth, project
manager with Layton Construction. Construction materials
were chosen for their recycled content, avoidance of toxic
materials and lack of emissions of harmful gases over time.
Nearly 75 percent of the wood used in the facility is Forest
Stewardship Council certified-sustainable. All materials used
in the facility are from no more than 500 miles of the site — a
LEED requirement.
Built along Main Street in Herriman, next to the Herriman
City Library and across from the future site of the Herriman
Town Center, the J.L. Sorenson Recreation Center was
situated parallel to the boulevard for visual appeal. However,
the building pivots due south at the natatorium to maximize
solar heat gain — a key factor in achieving Platinum
Certification, said Cartwright.
By Kelly LuxBy Kelly Lux
8 I UTAH FACILITIES MAY 2011
Interior VisibilityFrom a management standpoint, the recreation center was
built to optimize visibility of patrons from the control area
located at the entrance of the facility. Staff have a direct line of
sight down the hallway that leads to the racquetball courts, into
the gymnasium and the track and through the glass into the
swimming pool.
“There are not a lot of blind spots from a security
standpoint. Not only can the staff monitor most of the building
from one central point, but the patrons can see where
everything is too,” Cartwright said. “That minimizes the staff
needed to operate the facility.”
Green WatersMaximizing the sustainable features of the natatorium,
which boasts a lap and leisure pool, a water slide, a play
structure, a lazy river and a water walk, were imperative to the
certification of the recreation center, Cartwright said. Solar
hot-water panels were installed on the roof to provide pool
base load heat demand equal to at least 1.6 percent of the total
building energy. The solar thermal system will supplement the
pool heating system by producing approximately 525,000,000
Btu/year, reducing the demand on pool water heating
equipment. Ozone and UV aid in pool water sanitation and
reduce the amount of chlorine required. These regenerative
filters reduce water usage and water waste by nearly 30 percent.
The ceiling of the natatorium is also lined with DuctSox,
cylindrical fabric tubes used to distribute and diffuse heated,
cooled and refrigerated air. Used in place of metal ducts, these
fabric ducts will not rust like their metal counterparts, and
since they do not absorb moisture, they will not become a
source for development of bacteria and mold. Additionally,
McBeth added, the DuctSox can be removed and cleaned by
section as needed.
Other Green FeaturesThe sustainable efforts don’t stop in the natatorium. Similar
concepts have been applied throughout the entire center.
Daylighting is used in the entire facility, with large expanses
of glazing found in the lobby, the daycare, the exercise and
dance rooms, the racquetball courts, along the track and in the
gymnasium.The 16,000 square-foot gym can, at times, be fully
lit by the skylights that line the ceiling, eliminating the use of
artificial light on sunny days. The daylight sensors
automatically turn the lights off on sunny days. Every area of
the recreation center is also equipped with motion light
sensors, so when the rooms are not in use, the lights are off.
“We bring the outside light to the inside of the building,”
said McBeth. “Windows let light into interior spaces that
continued on page 10
UTAH FACILITIES MAY 2011 I 9
Salt Lake County, owner/manager EDA Architects, architect Stantec Engineering, civil engineerDunn Structural Engineers, structural engineerG. Brown Design, landscape architect VBFA, mechanical engineerEELD, electrical engineerETC Group, energy modelingWater Design, natatoriumLayton Construction, contractor
Design/Construction Team:
Photo taken by Paul Richer of Richer Imagesand courtesy of EDA Architects.
10 I UTAH FACILITIES MAY 2011
wouldn’t normally get natural light, such as the hallways.”
Instead of using carpet, which wears quickly, in the entryway
and walkways of the building, integral colored concrete, a longer-
lasting alternative to carpet that won’t lose its color over time, was
used throughout the facility. The concrete is made with recycled
ash, a bonus from a LEED perspective.
Energy-efficient HVAC systems will save the building an
estimated 13 percent of electrical and 60 percent of natural gas
utilities used to heat and cool the facility. Large fans hang from
the ceiling of the lobby, helping to circulate the air. A white
thermoplastic membrane was used on the roof to reduce the
heat island affect. And large roof overhangs were used on the
west and south sides of the natatorium for the same reason.
Not only is water conserved with the regeneration filters in
the pool but the sensor faucets and low-flush/high-flush toilets
in the bathrooms (complete with directions on how to flush and
save water) are helping to minimize the amount of water used
in the facility as well. Additionally, the landscaping is designed
to conserve potable water with the use of secondary irrigation.
“These green practices have not been used to this extent in
continued from page 9
other facilities,”Cartwright said. “With these features, we could
have easily obtained Gold Certification, but by working a little
harder we were able to get Platinum.”
They Will ComeA recreation center is a representation of a community’s quality
of life, said Alan Rindlisbacher, marketing director for The Layton
Companies. By implementing sustainable practices in the J.L.
Sorenson Recreation Center, Salt Lake County was able to build a
facility that the community could get behind and feel good about.
The facility will also act as a catalyst for development in the area as
developers and Utah residents see the value in the recreation center
and the surrounding area.
“I think other people who operate these kinds of facilities are
very, very impressed with this building,” Cartwright said. “It is a
very enviable building. At this stage, it is a flagship building of
Salt Lake City recreation centers. It is a flagship facility from an
interstate area.
“It is going to be a relevant building for many, many years to
come.And it may be a long time before we have the opportunity
to feel this good about a project again.” UF
Photo courtesy of Layton Construction.
UTAH FACILITIES MAY 2011 I 11
12 I UTAH FACILITIES MAY 2011
Let’s talk trash, green trash, that is.Green cleaning, when done properly
and completely, encompasses everycorner of the building, even the trashcan.The concept of green cleaning is topromote the productivity and health ofbuilding occupants by improvingindoor air quality and reducingexposures to harmful chemicals,allergens and contaminants. (All of thethings that are found in the trash.) Aswe consider green cleaning for ourfacilities — and we definitely shouldconsider it — let’s not forget the trash.
While waste reduction andrecycling activities can contributesignificantly toward a moreenvironmentally-friendly building, it is
also an especially difficult challenge fora multi-tenant building because theseactivities involve the cooperation ofeveryone in the facility. Consequently,an effective waste reduction andrecycling program relies oncommunication and education to makebuilding occupants aware of the needto recycle and otherwise reduce theamount of waste generated.
The three R’s of green cleaning are:reduce, recycle and reuse. All three havesomething to do with trash.For example:• Reduce solid waste by purchasing
chemical products and supplies inquantities that minimize the amountof packaging and container wastegenerated.
• Recycle programs in buildings send apositive message to employees andtenants and keep unnecessary itemsout of landfills.
• Reusable materials, such as naturalfiber cleaning cloths or micro-fiber,reduce the paper waste in a building.
Recycling is an important pollutionprevention activity to reduce burdenson the environment. As a practicalmatter, make certain it is clear withbuilding occupants what recyclables areto be collected and where they are to beplaced. In addition to monitoringreceptacles and proper disposal ofcollected materials, a waste recyclingprogram includes the placement anduse of convenient recycling receptacles
Talkin’ TrashEffective Recycling Program Relies on Communication, EducationBy Ron Moore
Some Green Trash Tips
• Green trash procedures shouldinclude a reduction in the useof plastic liners. Therefore, afrequent cleaning of waste andrecycling receptacles isnecessary. Wash containers withwarm water and a pH neutralmulti-purpose cleaner.
• Empty personal recyclingreceptacles into blue liners,then into blue cube trucks,used specifically and only forrecyclables. Remove to recyclereceptacles outside thebuilding.
• Ensure the buildingcollection meets theguidelines from the localrecycling hauler and recyclingfacility.
• Bio-hazard and toxic wasteshould be removed only by alicensed abatement vendor.
• Use low-petroleum, high-density liners.
• Food containers such as sodacans should be rinsed cleanbefore being placed inrecycling containers so as to
not attract pests.
• Take particular care to pulltrash before weekends andholidays.
• The most effective way toreduce operational wasteis to reduce incomingpackaging materials. Thiscan be done bypurchasing in bulk orasking vendors to userecyclable materials.
UTAH FACILITIES MAY 2011 I 13
for office paper, newsprint, aluminum,glass, recyclable plastic, tonercartridges, telephone books, corrugatedcardboard and even some computerequipment. A recycling programrequires coordinated communicationand cooperation of tenants. Cleaningservice providers can play a critical rolein pulling these elements together aspart of a comprehensive cleaning andmaintenance program.
No cleaning program is complete untilthe trash is taken out. No green cleaningprogram is complete until the three R’s ofgreen cleaning are considered andincorporated into trash management.
Ron J. Moore is presidentof RBM BuildingServices, Inc. He can bereached at 801.373.2424.UF
recycling
In special function areas,removal of trash requiresspecial procedures andconditions such as:
Breakrooms and Kitchens:Food waste should not be left
longer than six hours in thereceptacles. There is nothingworse than coming back to thebuilding on Monday morningonly to smell last Friday’s leftoverpizza, still sitting in the garbage.
Childcare Facilities:Waste receptacles where
diapers and baby wipes arethrown away should not be leftlonger than 12 hours betweenremovals.
14 I UTAH FACILITIES MAY 2011
When Westminster College selected VCBO Architecture
and Big-D Construction to design and build their new
science center, they had already committed to pursuing a
sustainable facility and set an ambitious level of LEED Gold
Certification. In accordance with the college’s vision, the Meldrum
Science Center would be geared toward teaching students and faculty
how to be good stewards of natural resources and a functioning
example of “building as a learning tool” where form mirrors function.
Since many credits require advance strategic planning,
identifying sustainable design targets at the project outset is critical
for success. Site selection, building program and utilization, and
construction activities must all be geared toward the vision from
day one.
Design decisions related to credits have huge budgetary and
logistical impacts. For example, adding two inches of continuous
insulation in the building envelope allowed Meldrum’s mechanical
system to be downsized, driving savings both on energy and
mechanical equipment costs. This decision would have had major
implications if not planned from the start, either by reducing
interior dimensions, which could mean expensive equipment may
not fit in its designated space, or that the masonry exterior would
have to be modified, changing the masonry coursing.
continued on page 16
Project Team
Electrical Contractors Crucialto LEED ProjectsBy Ibi Guevara and Tony Hendrickson
A study published by the National ElectricalContractors Association (NECA) examined the rolesand responsibilities of electrical contractors on LEEDprojects and found that electrical contractors have avalue-added role in the construction process. Thestudy showed three areas where electricalcontractors contribute to ensure LEED credits will beachieved: site practices during construction, theproducts installed and commissioning.
Hunt Electric, Inc., received the Best CommercialHigher Education-Private Project Award for 2010 fromthe Intermountain Electrical Association (IEA), UtahChapter, for their involvement on the WestminsterCollege Meldrum Science Center, which recentlyreceived LEED Platinum Certification. The selectioncommittee cited the uniqueness of the project as oneof the elements that contributed to this award for HuntElectric. Some of the challenges faced by the teammembers and the solutions developed to meet thosechallenges were also listed as key elements indetermining the winning project.
As the electrical contractor on the MeldrumScience Center, Hunt Electric’s team of electriciansfollowed the requirements of construction activitypollution prevention and recycling. Many of theproducts used meet green building standards such asthe energy efficient equipment, lighting controls, etc.
The lighting at the science center consisted ofhighly-efficient, fluorescent fixtures. These lightfixtures are controlled by dual-technology occupancysensors that significantly reduce overall lightingpower consumption. Daylight harvesting photoelectricsensors were also installed in each science labclassroom to reduce light levels during sunny days,minimizing lighting power usage in these locations.The common areas are also controlled by a lightingcontrol panel by LC&D. Each lighting panel, as well asthe HVAC system, is monitored and controlled by thebuilding management system (BMS). All of theseelements contributed to the LEED Certification.
The NECA study shows that installation ofelectrical products on LEED projects is moresophisticated due to the existence of extra controlsand connections. The Meldrum Science Centerproject was no exception. Coordinating the labequipment and tables was one of the challenges theelectrical team faced. The building design includedprecise locations for all electrical, mechanical andplumbing connections in each lab space. Hunt Electricwas able to coordinate all connections throughdetailed interior design drawings, equipment shopdrawings and field personnel exercising attention todetail at the project site.
Ibi Guevara is vice president of business developmentand marketing for Hunt Electric, Inc. TonyHendrickson is senior project manager for HuntElectric. They can be reached at 801.975.8844.
Big-D Construction, general contractorVCBO Architecture, architect Bsumek Mu & Associates, structural engineerUtah New Vision Construction, LLC,
commissioning agentB&D Glass, Inc., glass and glazingBoman & Kemp Companies, reinforcing steelHunt Electric, electricalISEC Inc., lab equipment, fixtures and caseworkIMS Masonry, masonryJ&L Contracting, Inc., gypsum board assembliesKK Mechanical, mechanicalSteel Encounters, Inc., steel joists/deckSuperior Roofing & Sheet Metal Inc.,
roofing and sheet metalTabor Insulation, insulation/fireproofing3 Point Construction Inc., wood flooringUtah Solar & Alternative Energy LLC,
photovoltaic systemWall 2 Wall Commercial Floor Coverings,
floor coveringsLundahl Ironworks Company, structural steelJack B. Parson Companies, concrete supplier
UTAH FACILITIES MAY 2011 I 15
From the inception of its design, the
Meldrum Science Center was
envisioned to be a learning tool to
instruct the science students about
sustainable building practices. At the
outset of the project, it was never the goal
of the project team to satisfy only LEED
criteria to complete a checklist of credits,
but rather a real search for the
implementation of sustainable strategies
that would provide learning oppor-
tunities for the students. Given the fact
that science education facilities are
typically notorious energy wasters, it was
especially important to the college that
this facility be a true model of energy
efficiency, resource conservation and a
clear demonstration of sustainable
building practices.
Examples of these practices during
construction:
• A specimen Sycamore tree on site
that was nearing the end of its natural life
was carefully taken down.The wood was
sawed and re-incorporated into a
conference table, building signage and
science exhibits.
• A photovoltaic solar array on the
roof of the facility is connected to the
building’s energy controls and is able to
be monitored by the building’s occupants
in a digital display in the atrium. The
building controls also allow the various
labs in the building to monitor the
energy usage in each laboratory.
Additionally, the electric lighting within
the laboratories is tied to the amount of
daylight being captured in that space,
dimming (or shutting off ) the lights
when there is adequate natural light in
the room.
• The main level flooring in the
atrium is made from re-claimed lumber
from four different species, varying from
a dark walnut to a light maple.The wood
floor in the atrium is configured into a
nautilus pattern (a well-known
mathematical and scientific symbol) that
is repeated in various locations in the
building. A story of each of the wood
species is posted in the atrium.
• The mechanical system in the
building is a highly efficient, three-stage
evaporative cooling system with heat
from the laboratory fume hood exhaust
being recovered from the building’s
ventilation system. This mechanical
system is exposed in numerous locations,
and the building’s exhaust ducts from
the fume hoods, wrapped in stainless
steel, are on display in the middle of the
atrium so students can understand how
air is delivered throughout the building.
• The storm water that falls on the
building’s roof and on the surrounding
site is collected into underground storage
tanks and can be pumped out to be used
as irrigation water for the low-water
landscaping surrounding the building.
Also, the used water from the
evaporative cooling system (that is
untreated) is directed to this
underground storage tank for future use
as irrigation at the facility.
These practices and many others have
combined to make this facility an
experiential and hands-on learning
lesson for the students to understand the
value in conserving natural resources.
“Even the simple act of not needing to
turn on the lights for a class in this
building teaches volumes about
sustainable design and using our resources
wisely,”said Derek Payne,design architect
with VCBO Architecture.
Although it was not the main
purpose for incorporating sustainable
strategies into the facility, the four-story,
65,000 square-foot building received
LEED Platinum Certification – the first
higher education building in the state of
Utah to do so.
The center includes 14 high-
performance, integrated lab/classrooms
and five dedicated research labs, as well
as open space for students and faculty
from different disciplines to discuss new
concepts and conduct research
collaboratively. The building is designed
to facilitate active, experiential,
interdisciplinary and collaborative
learning through the use of open, flexible
classroom spaces and research labs.
The entire project team’s commitment
to communication, collaboration and an
integrated sustainable approach resulted
in exceeding the LEED Gold target and
achieving LEED Platinum Certification.
“Westminster’s commitment to
excellence and sustainability, as well as
the dedication of Big-D and total team
collaboration of all parties, allowed this
project to surpass its original LEED goal
and achieve LEED Platinum,” said Jim
Allison, Big-D principal-in-charge.
“The fact that this is a laboratory
building just makes this accomplishment
even more phenomenal.”
Ashley Briggs is the marketing and public
relations manager for Big-D Construction
and can be reached at 801.415.5963.
Ellen Parrish is the marketing director for
VCBO Architecture and can be reached at
801.575.8800. UF
16 I UTAH FACILITIES MAY 2011
Green campus (noun; gren kam-p s):A higher education community that isimproving energy efficiency,conserving resources and enhancingenvironmental quality by educatingfor sustainability and creating healthyliving and learning environments.(CenterforGreenSchools.org)
continued from page 14
e
UTAH FACILITIES MAY 2011 I 17
The installation of on-site
renewable energy sources,including solar photovoltaic
(PV) systems, has increasedexponentially over the past several years.
Beyond earning points forsustainable rating systems, PV systemsare attractive to Utah building ownersfor several other reasons. The solarresource is available for almost everysite. Utah averages 237 days ofsunshine per year, making it a primearea for reliable solar installations. (Seethe case study on Architectural Nexus’
new building on Page 23 to learn moreabout why the company is questioningwhether Utah’s number of averagesunny days should be lowered.)
PV systems have zero carbonemissions. With net metering, buildingowners can sell energy back to theutility companies. Modules aredurable, typically having a guarantee ofabout 25 years (at 80 percent output)and require little maintenance. In theArchitectural Nexus case study,implementing a simple, in-housemaintenance program involving minor
cleaning and snow removal hasimproved PV performance.
Simply put, a PV cell convertsenergy from the sun into electricalcurrent. Photons traveling to earth assunlight enter the PV silicon cell andkick the electrons of the siliconmolecules into a higher energy state,creating electricity.
Most PV applications are grid-tiedsystems connected to the local utilitythrough a net meter. Facilities usingthis configuration get their power
continued on page 18
• Daylight sensors to control lighting• Locally sourced and environmentally
sound building materials• Flooring and exhibit boxes made of
reclaimed wood• 90 percent of construction waste
recycled• State-of-the-art zone ventilation and
filtration systems• Rooftop solar panels • Storm water/grey water cistern
irrigates 100 percent of landscaping
LEED Credits • Daylight sensors to control lighting• Locally sourced and environmentally
sound building materials• Flooring and exhibit boxes made of
reclaimed wood• 90 percent of construction waste
recycled• State-of-the-art zone ventilation and
filtration systems• Rooftop solar panels • Storm water/grey water cistern
irrigates 100 percent of landscaping
LEED Credits
Photos courtesy of Kevin Perrenoud
Brighten the FuturePhotovoltaic Systems Viable Optionfor Utah Building OwnersBy Michael Raddon
through a combination of PV-produced and utility-produced power.When the building needs moreelectricity than the PV systemproduces, it draws from the utility grid.When it uses less energy, the extrapower is sent back or sold to the utility.
Today’s PV modules operate atabout 15 percent efficiency. Out of thetotal energy the sun produces in watts(W) striking a PV cell, about 15 percentis converted into electricity. Withenergy rates increasing, PV’s return oninvestment starts to look attractive.
Rocky Mountain Power offersincentives for owners who install PVsystems. Several state and federal taxcredits are available to help offset costsfor these systems as well. A qualifiedPV engineer can help an owner applyfor these incentives and assist insubstantiating that the PV systemmeets criteria necessary to receiveincentives and credits.
Meldrum Science CenterThe 56,667 square-foot Meldrum
Science Center at WestminsterCollege features high-performancesustainable design to achieve LEEDPlatinum and real payback inoperational costs.
A 21 kW, 208V, three-phaserooftop, grid-tied PV array using 90-plus 230 watt panels and threeinverters was installed. Many panelshad to be mounted on the roof of thepre-manufactured air-handlersenclosure, which required the additionof steel supports in the enclosure toaccommodate the extra weight of thepanels.
Kerry Case, director of theWestminster Environmental Center, isexcited that the college included solarphotovoltaics at the Meldrum ScienceCenter. Meldrum’s PV system is beingused as a learning tool along with thecollege’s first PV system at the EcclesHealth, Wellness and Athletic Center.
“Viewing the digital interfaceswithin Meldrum Science Center andon the web portal, students can seehow solar systems actually perform and
can see our efforts to reach climateneutrality,” said Case.
“Westminster has installedelectricity metering throughout thebuilding to use for teaching. (Meteringfor teaching purposes) was one of theirprimary goals during design andconstruction. Essentially, we helped thecollege implement metering,monitoring and interfaces similar towhat we are helping ArchitecturalNexus do today,” says Scott Jenkins,P.E., LEED AP, associate electricalengineer with Spectrum Engineers andproject electrical engineer on theWestminster College MeldrumScience Center projects.
ConclusionPV systems are increasingly
attractive for several reasons: utilityincentives, government tax credits andthe increasing cost of producing powerby traditional means. The reality ofclean, green power that reduces ourdependence on fossil fuels and anovertaxed power grid have helped usreach a critical mass of interest andinvestment in research and real-worldapplication.
Jenkins explains that these PVsystems are not just solar arrays that aredesigned, installed and then left alone.The engineers who designed them andthe people who benefit most fromthem, students, instructors andemployees, are closely monitoring theirperformance in real-life situations.
“Owners are tweaking theirmonitoring systems and implementingcleaning and simple maintenanceefforts and are seeing improvedperformance. Engineers and architectsare improving their understanding ofPV systems so that we can design andspecify systems with betterperformance matched to the climate ofa particular geographic location, likeSalt Lake City,” Jenkins said.
Michael Raddon is the public relationsmanager for Spectrum Engineers, Inc.He can be reached at 801.401.8407 [email protected]. UF
18 I UTAH FACILITIES MAY 2011
continued from page 17
UTAH FACILITIES MAY 2011 I 19
The Bally’s Fitness building on
Parleys Way closed its doorsnearly three years ago, leaving
behind a vacant, oppressive facility thatwas deemed inhospitable untilArchitectural Nexus discovered theproperty and turned it into an energy-efficient diamond in the rough.
Facing an expiring lease,Architectural Nexus had been lookingfor a place to relocate their offices. Thecompany had a couple of options: signa new lease, build new or reuse anexisting building. Nothing seemed tofit the company’s requirements for anew location until President DonFinlayson proposed the companyrelocate to the Bally’s Fitness building.
“Don Finlayson gave us amazingleadership regarding the potentialopportunity that was represented in thisbuilding,” said Kenner Kingston, seniorprincipal and director of sustainability forArchitectural Nexus. The Bally’s Fitnessbuilding was located in Sugarhouse,closeto Interstate 80 and presented an
opportunity for the company toimplement sustainable practices.“Reusing a building is as green as it gets.We were able to breathe new life into abuilding that was built in the 50s.”
Adaptable ReuseThe company had until Jan. 31,
2010, before their lease expired. Theschematic design to remodel Bally’sFitness, formerly an engineering office(according to legend) and home toBlue Cross Blue Shield, began in June2009. By October, JacobsenConstruction, the general contractor,had started on the renovation.
By targeting LEED Platinum,Architectural Nexus took this majorrenovation as an opportunity toredefine themselves and to show theircommitment to sustainability,Kingston said.
“There is a sense of guilt aboutwhat we do,” Kingston said. “Wefacilitate the harvest of raw materials.But we also create wonderful places
for people, and that is essential. It isworth the potential mitigating factorsthat come before our work, but thatdoesn’t mean it is OK to ignore it. Wehave to be very careful about what wedo and try to be good stewards.”
Finlayson would agree.“Architects are trained to know how
to make a difference in theenvironment by what we do,” he said.“It’s very different when you’re doing itfor yourself.”
Their efforts in adaptable reuseearned the building LEED PlatinumNew Construction Major RenovationUSGBC Certification, which theyreceived in March 2011 — just morethan a year after moving into Phase 1of the upgraded facility.
The upgrades in the facility beganwith a seismic retrofit to make thefacility safer. Crews also removed partof the roof structure and the floor tocreate an interior, low-water use, fully-landscaped courtyard composed ofnative and adaptive plants. A layer of
Architectural NexusBreathes NewLife intoVacant FacilityBy Kelly Lux
20 I UTAH FACILITIES MAY 2011
UTAH FACILITIES MAY 2011 I 21
exterior insulation was added to thebuilding and dressed up with aperforated panel.The roof was replacedand all window systems weremodernized with high performanceglass and thermally broken frames.
The immediate parking lot (and thebuilding addition concrete) wasrepaved with slag-based concrete mix,which emits less greenhouse gas carbondioxide in its production andrecuperates a material that wouldnormally be considered waste.The slagalso gives the cement a whiter coloring,making it brighter and more reflective,reducing the urban heat island effect.
The toilet, shower and locker roomswere scaled back to better suit thereduced needs of an office building.Some of the light fixtures leftover fromthe building’s Bally’s Fitness days,although utilitarian in appearance werereused in the back-of-house spaces.Theplumbing fixtures in the bathroomswere all reused and re-equipped withhigh efficiency flush valves, sensor
faucets and shower cartridges.“It is not just about sustainability,”
Kingston said. “It is about sensibility.People always say sustainability costsmore, but it costs a whole lot less tokeep the existing toilet room.”
The building is now insulated withcotton insulation, and the cabinets andwood doors are made from agriculturalfiber board — both renewablematerials. A high-efficiency lightingsystem was installed, complete withlight sensors and dimming controls.And a 26 kW photovoltaic array wasplaced on the roof of the building todramatically reduce the company’s off-site electricity usage.
All of the furniture in the office wasreused from the company’s formerlocation. The carpet and paints used inthe remodel were all low-VOC,improving the indoor air quality. Theold aerobics room floor was pulled uppiece by piece and used throughout thebuilding as accents and for ceiling tiles.A similar approach had been used in
another Architectural Nexus projectwhere the gym floor of the oldMillcreek Community Center wasturned into an abstract piece of wall art.
“These ideas all come from otherprojects, from other attempts,”Kingston said. “Now we are reusing thethings we learned here in other projects.That is the great thing aboutarchitecture, you have this constantevolution of thought.”
The one-and-a-half-story lobbyand conference room were addedafter the rest of the facility wasrenovated, replacing a small, 500square-foot lobby.
“It was so clumsy. It was the mostunderwhelming entry ever,” Kingstonsaid of the former lobby. “The newlobby creates a new sense of presencefor the building — a very smalladdition with a very large impact.”
From Tenant to OwnerThe transition from tenant to owner
continued on page 22
Before:
Photos courtesy of Architectural Nexus
22 I UTAH FACILITIES MAY 2011
was an eye-opening experience forArchitectural Nexus. The company isnow responsible for their own building,equipment maintenance, cleaning andlandscaping — all responsibilities thatare carefully monitored while keepingsustainable practices in mind.
“It’s a lot of work to maintain thebuilding,” Kingston said. “As anarchitect, I am gaining a hugeappreciation for the importance of thethings our clients are always asking usfor. I heard their requests before, but Ihear them with a new intensity now.”
A green cleaning and housekeepingprogram has been implemented in therenovated building. The janitor’s closethas only Green Seal certified cleaners instorage. Cleaning chemicals arecontained in recyclable packaging.
A recycling center was established inthe company’s break room, strategicallyplaced below the mail bins. “It’sstationed underneath the junk mailsource, so it doesn’t even get to yourdesk,” Kingston said.
Using the existing electrical roomand adding high efficiency mechanicalequipment, Architectural Nexusprocured a commissioning agent tomanage the mechanical and electricalequipment. The agent was involvedfrom the beginning of the project andis responsible for ensuring all systemsoperate as designed. The owner wasalso trained on the equipment to ensureit remains in ideal conditionthroughout its life.
The copy room was equipped with
constant volume exhaust fans. The
HVAC system was balanced to ensure
that copy and lunch fumes from the
break room do not enter adjacent areas.
New security access control cameras
were installed. The system closes the
building down electronically every night
and allows for remote access.The facility
can be locked and unlocked and the
temperature can be adjusted “from
anywhere on the planet,” Kingston said.
Architectural Nexus is working with
employees to decrease the company’s
carbon footprint. “We are on a high-
performance occupant mission,”
Kingston said. Employees are now using
smart plugs and watt meters. Space
heaters are not allowed. Task lights are
LED. And management is helping staff
see where they can reduce the plug load.
“We are trying to get people to
realize that what they do has a big
impact,” Kingston said. “Once you show
people what they are doing, their
behavior changes instantaneously.”
Finlayson added, “If we all get
together, we could be energy
independent.”
Employees of Architectural Nexus
continued from page 21
As a LEED Platinum office, Architectural Nexus has ahigh-performance space. The next step is to empower high-performance occupants. Armed with a watt meter, Kingstonvisits each of the five design neighborhoods in the office anddemonstrates individual employee’s power usage. Thisallows employees to understand why they have been askedto take their own energy-efficiency steps by using the office’sextremely efficient LED task lighting and taking advantage ofother conservation steps.
“We see a tremendous use for daily usage data and areexcited to get the building-wide monitoring system —something we didn’t have budgeted in the original
renovation — in place and running,” Kingston said, addingthat he is currently working with the electrical engineer toimplement a permanent, fixed power monitoring system.The fixed monitoring system will monitor and display in realtime the HVAC loads, lighting loads and plug loads, totalbuilding usage and PV system generation, which will helpthe owner understand where energy is being used and howmuch is generated on site.
“We’re also considering giving smart plug strips to eachemployee to provide round-the-clock, full-time, individualmonitoring. This will give employees an additional incentive toreduce their own footprint,” said Kingston, who notes thatneither ASHRAE (American Society of Heating, Refrigeratingand Air-Conditioning Engineers) nor CBECS (CommercialBuildings Energy Consumption Survey) captures theimportance of ensuring employees are high performance too.
High-PerformanceOccupants
provided the labor to landscape their
new building. Climate-relevant
plantings, aside from the grass in the
park strip, which was kept for contextual
reasons, were carefully selected to reduce
the amount of irrigation water necessary.
Rock mulch was used to prevent
evaporation of water delivered by high-
efficiency drip systems. A computerized
control system waters based on need and
weather patterns rather than scheduling.
As an experiment, artificial turf was
placed in the employee courtyard,
eliminating the need for watering.
Other than having to rely on their
own devices to manage the building,
Architectural Nexus has found its new
ownership is quite beneficial —
particularly that their mortgage
payment is thousands of dollars less
than their rent. The company’s adaptive
reuse project was recognized with
LEED Platinum Certification. And
Architectural Nexus has their own
identity in a building that they can call
their own. Overall, Kingston called the
project a huge success.
“For this firm, we were good at
sustainability,” Kingston said. “This
building has made us great.” UF
Photovoltaic System Big Stepin Reducing Carbon FootprintBy Michael Raddon
Installed on the roof of this 30,000
square-foot former fitness center is a
26.4 kW, 208V, three-phase photo-
voltaic system composed of 120 panels,
which are 220 watts. The PV system is
equipped with four inverters and includes
a monitoring system that is viewed via a
web portal.The system played an integral
role in helping the project achieve LEED
New Construction Platinum.
Currently, Architectural Nexus is
adding metering to the utility service in
order to further reduce their carbon-footprint.Kenner Kingston,AIA,LEEDAP BD+C, director of sustainability andbuilding manager for ArchitecturalNexus and principal-in-charge for therenovation project, reported that the PVsystem is operating well.
“Using the web portal to monitor thesystem is providing us with a lot of gooddata on power generation,” explainedKingston.
Meridian Engineers, Randall Vickers, civil engineering
Architectural Nexus, architect Don Finlayson, project directorKenner Kingston, principal in chargeMatthew Nelson, project architectDavid Cassil, director of designRobb Harrop, project designerDan Roberts, landscape architectureMichael Costantino and Hilton Ripplinger,
interior designCalder Richards, JR Richards and
Nolan Balls, structural engineeringVBFA, Jeff Watkins and Spencer Howell,
mechanical, plumbing, fire protection and energySpectrum Engineers, Jeff Richards and
Scott Jenkins, electrical andlow voltage systems
Utah New Vision Construction,Dennis Anderson, commissioning
Jacobsen Construction, constructionmanagement and general contractor
Steve Shrader, project executiveJon Moody, estimatorBryce Jensen and Parker Selu,
project managerWillard Wood, site superintendentKC Burns, assistant superintendent
Project Team
UTAH FACILITIES MAY 2011 I 23
continued on page 24
Photo by Dana Sohm
Photo by Dana Sohm
He started comparing power
generation data to weather and other
factors and realized snow was not sliding
off the panels the way they had
anticipated.
“We redoubled our efforts and every
morning our runner is tasked with
asking himself if it snowed in the past
24 hours. If it has, then he’s up on the
roof brushing snow from the panels,”
said Kingston, who says he is learning a
lot about the electrical engineer’s job.
Salt Lake City’s infamous inversions
are another meteorological phenomena
that Kingston believes might be
affecting solar output locally. Inversions
trap cold air and pollutants below a layer
of warm air. Kingston remembers there
being many red air days (days of poor air
quality when fires are forbidden and
carpooling and public transportation use
are encouraged) in December.
Upon closer analysis of data from the
monitoring system and weather
patterns, Kingston wondered if all those
red air days in December had a
significant effect on power output.
“It got me thinking, ‘Is the weather
data for our locale as trustworthy as we
think it is, or should the number of sunny
days be lowered to compensate for poor
air quality and lower solar production
during inversions?’” asked Kingston.
But that is not to say that Kingston
hasn’t seen remarkable solar productionfrom the PV array already. After puttinga regular snow removal and panelcleaning routine in place, he has seen 26kW (full capacity for this system)instantaneous generation occurring inJanuary,which he believes may be due toimproved cell efficiency caused by coldambient temperatures.
“From a pure business standpoint,”Kingston pointed out, “we have foundrenewable energy,both produced on-siteand purchased from the utility, to be astraightforward and sound businessdecision. Our thought is that until wecan meet our goal of net zero for powerthrough conservation and on-sitegeneration, we’ll have to buy someelectricity from Rocky Mountain Poweranyway so why not buy power generatedfrom renewable sources, too? We wereall surprised by how little it costs us.”
That is why all utility-purchasedelectricity used by the firm comes fromthe Blue Sky Renewable EnergyProgram.
The current 26 kW PV systemcontributes power to an office boastingan extremely energy-efficient lightingsystem. Lighting consumes 0.7 wattsper square feet and is carefully designedand dimmed on a control system towork efficiently with natural lightentering the highly daylighted space.These steps combined with the firm’sother sustainable systems and programs
have made this project 2030
Challenge-compliant.
To be 2030 Challenge compliant in
the year 2010, all new buildings,
developments and major renovations
should be designed to meet a fossil fuel,
GHG-emitting (green house gas
emitting), energy consumption
performance standard of 60 percent
below the regional (or country) average
for that building type. Milestones at
five-year intervals increase that
performance standard by 10 percent
until the goal is to be carbon neutral by
2030 (architecture2030.org). The
Architectural Nexus project meets the
60 percent reduction (2010 milestone)
in energy use intensity (EUI), which
represents a building’s energy usage
relative to its size.
Kingston is working with
Spectrum Engineers, the firm that
provided the electrical engineering
and lighting design for the original
renovation and PV system, to expand
the array for additional solar
generation. The hope is that the PV
expansion will provide an opportunity
to compare the existing custom-
fabricated system and mounting
hardware with a new and different
kind of system using a prefabricated,
ballasted, semi-fixed arrangement.
“Usually, offices have small hot
water loads, but our people are
dedicated to biking to work,” says
Kingston. “We were given a unique
opportunity to retain the showers and
locker rooms of the previous tenant (a
fitness center). We’ve noticed a marked
increase in bike riding and shower
usage, which is great, but it means an
increase in hot water usage.”
The firm wants to add enough solar
heating to eliminate the need for natural
gas hot water heating, bringing the firm
closer to meeting the next 2030
Challenge milestone of 70 percent EUI
reduction by 2015.
Michael Raddon is the public relations
manager for Spectrum Engineers, Inc.
He can be reached at 801.401.8407 or
24 I UTAH FACILITIES MAY 2011
continued from page 23
UTAH FACILITIES MAY 2011 I 25
The concept of propagating plants on a roof has ancient and pioneer
origins, dating from the Hanging Gardens of Babylon to sod-covered
dugouts of American expansion into the Great Plains and Great Basin.
Vernacular architecture throughout history provides examples of planted roofs
for aesthetic and functional purposes.
Ian McHarg’s Design with Nature and landscape architects PeteWalker,
Lawrence Halprin, Charles Moore and Richard Whitaker taught a unique
perspective and helped design a landmark eco-sensitive new community and
modular housing. Cultural Geographer at Harvard’s Graduate School of Design
J.B. Jackson (author of American Space) provided further insight into multi-
disciplinary, energy-efficient design at the onset of the green revolution.
As the first wave of energy efficient housing came during the Carter
Administration (recall Jimmy’s use of solar panels on the White House), Utah
figured prominently in design interpretations of energy efficiency as solar heat
sinks, trombe walls, earth sheltering, passive gain and other innovations were
initiated by Terracor, Redford’s Institute for Resource Management and
numerous local architects.
In 1972, the use of sod roofs at Snowbird Ski and Summer Resort gained
national attention.The design for a planted roof at Garden Terrace Apartment
in the Avenues and the irrigation system for Gallivan Canter enabled the
practical translation of landscape amenities to the roof and accomplished for
aesthetic value and enhancement.
Phases of EvolutionPhase I: The traditional sod-covered shelter and planted roofs at Archibald
Gardner’s first house in West Jordan, Snowbird, the Gallivan Center and the
LDS Conference Center are examples of an intensive system.Some were water
resilient, in the case of the sod house, and eventually water-tight.
Innovations in soil technology enabled the use of light-weight mediums,
including Utelite from Wanship, employed to enable cost-effective
26 I UTAH FACILITIES MAY 2011Photo Courtesy of LiveRoof and J&J Nursery
landscapingconstruction. Integration of stormdrainage technologies such a Inka-Drain and MiraDrain have generatedacceptance throughout the region in thesuccessful implementation of plantedroof gardens. Subsequent innovationsinclude moisture reservoirs (sponges)and pre-planted carpets.
Requiring the patience of a dryfarmer, extended and indeterminateseasonal time frames for propagationand establishment of ornamental plantsand ground covers is a deterrent touniversal acceptance of intensivesystems. Other challenges include theinvasion of noxious weeds, degenerationof organic soil, drainage systemdeterioration, root rot and the costassociated with removal of plants andthe growing medium to successfullyresolve leaks, a procedure that entails aconsiderable amount of time to re-establish plants.
Phase II: An instant turn-key lookand desire to plant on sloped roofsinspired the modular or tray system thatprovides stability and efficientinstallation along with the advantagesassociated with pre-planting in a climatecontrolled nursery throughout the year.Inherent problems with conventionaltrays include poor drainage andassociated root rot even though high-tech soils are generally employed. An
advantage of conventional trays is lesscostly repair of leaks and long-termstability. A disadvantage: a negativeimage of exposed edges between plantspersists.
As conventional trays are essentiallynursery flats, an iteration by Rana Creekwas a biodegradable tray composed ofcoconut husks installed at the CaliforniaAcademy of Sciences in Golden GatePark. While the coconut traysdecomposed as intended, inadvertentfailure of stability caused plants to slidedown the slopes.
Phase III: German innovations insoils physics, horticulture and agronomyof planted roofs have enabled moresustainable growing mediums and awide range of adaptive plants. Thedevelopers of LiveRoof emulatedGerman technology and virtuallycloned the natural process, creating oneof the most rational systems thatprovided LEED Platinum points.Described as an invisible modularsystem, LiveRoof systems function asnature by allowing free flowingdrainage. This eliminates root rot, aproblem associated with conventionaltrays.
The feasible propagation of an evenmore extensive palate of plant species,including drought tolerant natives, hasbeen demonstrated by High Mountain
Nursery at the former Lone Peak facilityin Bluffdale. In the sedums plantedfrom cuttings four weeks ago, theremoval of the plastic “elevators”used forshipping revealed a continuum of soilacross the roof, making the traysdisappear.Life-cycle cost is minimal dueto the biological balanced culture ofpropagation and density of plantestablishment.
Benefits of a Living RoofOther benefits of a living roof
include protection from UVdeterioration, immediate and fully-matured appearance, oxygenregeneration, cost effective leakresolution (especially coupled withelectronic leak detection), support oflocal industry and certified installers andminimal maintenance — just 20minutes per month is required tomaintain plants and irrigation for theliving roof at the Unified TestingLaboratory in Taylorsville.
James Webster is a registered landscapearchitect in Utah and Montana. Heestablished James Webster Associates in1973, practicing traditional landscapedesign, planning and mined landsreclamation. He is the Utah representativefor LiveRoof and J&J Nursery. He can bereached at 801.949.7291. UF
UTAH FACILITIES MAY 2011 I 27
28 I UTAH FACILITIES MAY 2011
Chemicals: Change products to less-toxic ingredients thatare biodegradable and have moderate pH7. Propertymanagers should do a chemical inventory with MSDSinformation.When selecting products, make sure they do notcontain zinc, heavy metals, have VOC levels less than 7percent after dilution and phosphorous concentration lessthan 0.5 percent. Avoid chemicals that are flammable or havestrong fragrances, and stay away from aerosol spray cans.
Training: The janitorial contractor should conduct trainingon proper dilution of chemical concentrates, safe andeffective use of chemicals, proper rinsing, disposal of emptycontainers and hazardous communication procedures.Make sure cleaning cloths are being re-used and washed.
Dusting: Dust is best removed with a microfiber dust clothwrapped around a feather duster to reach high dusting, airreturn grilles and supply vents.
Entrances: Placing floor mats at all entry locations helps tocapture dust, dirt and contaminates, storing them for laterremoval. Entrance mats should be vacuumed in twodirections.
Vacuuming: Look for a HEPA vacuum that captures 99.97percent of particles with a strong motor that creates 150cubic feet per minute airflow. It should have high-qualitybody construction to keep dirt and dust locked-in tight.Periodically, have the janitorial contractor vacuumupholstery, windowsills and coverings.
Hard Flooring: Vacuum hard surface floors instead of usingpush brooms or dust mops that produce dust particles.Floor stripping and refinishing should be performed duringa period of minimum occupancy and with good ventilation.
Carpet Cleaning: Spills should be cleaned promptly to stoppests and vermin from entering the building. Extractors shouldheat the cleaning solution to more than 200 degreesFahrenheit for cleaning effectiveness. Most leftover salt fromwinter can be removed with hot water extraction alone. Low-moisture extraction is recommended. Carpet should dry in lessthan 24 hours to prevent mold or mildew from developing.
Trash and Recycling: Secure trash containers should beplaced at entrances to reduce litter. Recycle all waste itemsincluding paper, glass, plastic, cardboard, packagingmaterials, empty containers and worn equipment.
Restroom Cleaning: Cleaning should always be performedfrom high to low and toward the doorway. Restroomcleaning equipment should be restricted to restrooms onlyto prevent cross-contamination. Drains should be flushedwith hot water.
Disinfecting: Disinfectant use should be limited toperiodic deep cleaning. Disinfect all surfaces wherepathogens accumulate, like restrooms, light switches, doorhandles, drinking fountains, food preparation surfaces,faucets and fixtures.
Clean, fresh, outdoor air makes
people feel energetic and
happy. But most people spend
the majority of their time indoors,where
air quality can be poor,making them feel
sluggish and negatively impacting their
performance. Additionally, stagnant
winter indoor air accumulates dust and
moisture that can lead to mold growth,
allergies and illness.
To combat the problem of
unhealthy conditions, property
managers should not only spring clean
their buildings but also green clean.
The goal of green cleaning is to
minimize the effects cleaning can have
on facility occupants and workers as
well as the environment.
When it comes to green cleaning,
people tend to focus on selecting non-
hazardous chemicals.Thomas Barron, a
pollution prevention consultant,
worked with the EPA to put together a
guide on how to select and use safe
janitorial chemicals. The guide
mentions ingredients that cause the
greatest risk: hydrochloric and
phosphoric acid, caustic hydroxides,
solvents, surfactants and disinfectants.
When purchasing environmentally-
friendly products, look for the Green
Seal, a private organization that
provides a service to chemical
manufacturers to certify products
satisfy GS-37 standards. The GS-37
standard has 15 criteria for certifying
Green Clean this SpringImprove Indoor Air Quality with Green Cleaning TechniquesBy Jill Rasmussen
Create a Green Cleaning Plan:
UTAH FACILITIES MAY 2011 I 29
general purpose cleaning products.
A green cleaning plan that
comprehensively describes cleaning
methods, certified green chemical list
and schedules for routine and periodic
cleaning is also important when it
comes to cleaning. The plan should
address high-traffic areas, storage of
chemicals, proper ventilation and
identify sources of indoor contaminates
and pollutants.
While inspecting the ventilation
system, property managers should use
all their senses of look, smell and feel to
identify potential IAQ problems.
Warning signs would be uncomfortable
air temperatures, drafts and high or low
humidity. Air should be flowing in and
out of grills, supply and return vents.
Listen for unusual noises that may
indicate potential problems such as
obstructions. Smell for unusual odors
like mold, mildew and chemicals that
can spread through the ventilation
system. On an annual basis, air filters
should be changed and ducting cleaned
with a system approved by (NADCA)
National Air Duct Cleaning
Association.
Another factor that affects IAQ is
managing moisture control. Property
managers should look for signs of water
damage like discoloration in ceiling
tiles, walls and floors, and check areas
where moisture is common, such as
restrooms, kitchens, windows, roofs and
ducting. Plumbing should be free of
condensate and leaks. In the event a
leak is discovered, repairs should be
handled as quickly as possible.
Cleaning the indoor air, removing
dust and performing deep spring
cleaning will rejuvenate building
occupants and give re-birth to facilities.
Jill Rasmussen is the owner of All Pro
Cleaning. She can be reached at
commercial cleaning
30 I UTAH FACILITIES MAY 2011
UTAH FACILITIES MAY 2011 I 31
In 2007, a colleague and I had the
privilege of hosting a meeting forCity Creek Reserve, the developers
of the City Creek Center mixed-useproject in downtown Salt Lake City.We invited them to listen to thesuccess story of Gary Christensen,who had recently finished thePlatinum LEED Certified BannerBank office tower in Boise, Idaho.While they had already committed toseeking LEED Certification oncertain portions of the project, CityCreek Reserve’s objection to certifyingthe entire project was the perceivedcost increase related to going green.
With Christensen’s first-handtestimony of achieving a nearly cost-neutral, platinum-certified project, thisobjection was overcome. The developerrecognized an incredible opportunityto create a more thoughtful, enduringand environmentally-friendly project.A few weeks after that meeting, CityCreek Reserve elected to become oneof the first developers in the nation tolaunch the LEED for NeighborhoodDevelopment Pilot Certificationprocess (a comprehensive certificationthat requires all construction in theproject to be certified to LEEDspecifications).
This passion and commitment toexcellence is shared with the other 19SOCIETY OF INDUSTRIAL ANDOFFICE REALTORS designatedcommercial real estate professionals inUtah.
The SIOR represents the office andindustrial real estate brokersinternationally, with 3,000 members in580 cities and 28 countries. From 2006to 2009, SIOR members reportedindividual transaction volume of 1.1million square feet of office andindustrial space sold or leased for atotal dollar volume of $33.4 millionper year per agent. With growing
interest in sustainability, thepercentage of SIOR transactions withgreen elements is projected to steadilyincrease in the future.
However, SIOR’s are not waiting forthe future to save their client’s moneyand increase building values.
CB Richard Ellis, which employs
four SIOR’s in Utah, including current
Utah chapter president, Barb Johnson,
SIOR, CCIM, opened a new office at
Hamilton Partners’ 222 Main building
in 2010. Not only is the building
LEED Gold Certified, the commercial
interior build out for CBRE’s office is
LEED Silver Certified.
IPG Commercial has been involvedin more than a dozen industrial andoffice projects in Utah and across thecountry that incorporate sustainablestrategies. From consulting on a new100,000 square-foot warehouse projectin Sacramento to renovating a 100-year-old home into a LEED SilverCertified office in Sugarhouse, thecompany is witnessing firsthand thecost-saving benefits related to energyefficiency. More importantly, employeemorale and productivity aresubstantially enhanced due to several ofthe green strategies implemented.
Another Salt Lake City SIOR,Vasilios Priskos’ firm InterNetProperties, has also advanced theadoption of sustainable real estate inUtah. As the owner’s representative for
Artspace Commons, InterNetProperties managed the design andconstruction of this 102-unit,residential project with 50,000 squarefeet of commercial space, which ispending LEED Gold Certification.The heating system was designed usinga solar thermal assisted central boilerplant, fan coils and high-efficiencycondensing units. Artspace Commonsalso incorporates photovoltaic panelswhich are used as sunshades along thesouth side of the building.
While many aspects of green realestate are more qualitative, industrialand office realtors should be able tocomprehend and convey the return oninvestment and capitalized value ofgreen strategies incorporated intobuildings, and for the businesses thatoccupy them. For example, in a scenarioof an owner/occupier of a 100,000square-foot warehouse built before2008, the warehouse lighting originallyinstalled was typically metal halide.With available incentives to upgradethe lighting to high efficiencyfluorescent T8s or T5s, the averagepayback time frame is two to threeyears. That savings reduces theoperating costs for the owner, and has apositive impact on the tenant’s netprofit.
In a full-service, leased officebuilding, many green upgrades pay forthemselves quickly and reduceoperating costs. Lower operating costsmean higher net operating income andan increased market value of the realestate based on capitalization rate.
Michael Jeppesen, SIOR, CCIM, LEEDAP, is the founder and president of IPGCommercial Real Estate in Salt LakeCity. He specializes in industrial sales,leasing, development consultation andsustainable building strategies. Contacthim at 801.746.7295. UF
Members of SIOR Help Owners and TenantsGo Green and Save MoneyBy Michael Jeppesen
industrial facilities
Energy Savings Solutions
in an Arena
32 I UTAH FACILITIES MAY 2011
M anagement at EnergySolutions
Arena has been implementinggreen practices since the venue
was first monikered the Delta Center in1991. Aluminum and cardboard recyclinghas been a staple at ESA since the doors ofthe venue opened in October 1991. In fact,the same recycling bins located throughoutthe arena and in suites are still in use today.
Now, nearly 20 years later, the 750,000square-foot ESA has joined the greenbandwagon, focusing most of its sustainableefforts on reuse while continuing to improveits recycling programs and increasing theenergy efficiency of its building operations.
“During events such as Jazz games, whenthe facility is at capacity, we essentiallyoperate as a small city,” said Randy Rigby,president and chief operating officer of LarryH. Miller Sports & Entertainment. “Inaddition to our 20-year recycling program, wehave initiated major energy improvements inour lighting, HVAC, signage and weather-friendly entrances. Being energy efficient iskey to our success both financially and as agood community partner.”
Reusing, Recycling,Maintaining ImproveEnergy Efficiency ofEnergySolutions ArenaBy Kelly Lux
continued on page 34
UTAH FACILITIES MAY 2011 I 33
Reuse in the RemodelBetween May and October of 2010,
EnergySolutions Arena underwent its
first major remodel — a $4.2 million
undertaking. Reusing materials,
furnishing and other items in
revamping the space within the arena
was a key component to the project.
“It was not just a facelift but was
more a structural remodel,” said Jamie
Galileo, vice president of facilities for
the Larry H. Miller Group of
Companies, which owns energy Arena.
“We were able to recuperate square
footage and put some new concepts
into use.”
The glass walls, that give the arena
its well-known lantern appearance, were
pushed out approximately 18 feet from
their original location, increasing the
square footage of the facility by 5,200
square feet. The extra square footage
was used to create additional eateries,
retail spaces and three vestibules — the
most energy efficient addition to the
facility, according to Galileo.
The vestibules were installed at the
three main entrances to the facility. On
cold days, during events, the doors of
EnergySolutions Arena would open for
extended periods of time, creating a
vacuum for the cold air, sucking it in
one side of the facility, blowing it across
the arena and out the other side of the
building. Keeping the building at a
comfortable temperature just prior to an
event was quite difficult, Galileo said.
“It used to be a little chilly. I mean
real chilly,” Galileo said. “The
temperature was the same inside as it
was outside.”
By creating the vestibules, a passage
area between the inner and outer doors
of the building, the air now gets
trapped between the two doors and the
vacuum effect is eliminated. The
operations team gained a tremendous
amount of control over the
temperature of the facility, Galileo
said. Not only has this addition saved
money in energy costs, but food and
retail sales have also increased.
Besides reusing the glass walls,
crews were able to recycle other
materials, using them in various places
in the facility. Aluminum trusses whichhad been used for Utah’s WNBAteam’s curtains were reused throughoutthe arena. Nearly 1,000 linear feet oftruss was installed in the new retailspaces, to hang lights and to supporttelevisions, which can be turned offfrom one location rather thanmanually, saving time and energy.
“Rather than throw the trussesaway, we wanted to be able to reusethem and incorporate them in such away that it made the space lookappropriate,” Galileo said. “We saved aton of money. And now, we have runout. We could use more.”
The Utah Jazz locker room was alsoupdated in the remodel. A formerstorage room was used to improve andenlarge the locker room. The oldlockers were reused elsewhere in thebuilding, and cubicles from anotherLarry H. Miller facility were resurfacedand placed in the new locker room.Cabinets from the remodeled suiteswere given to employees who were ableto take them home and reuse them intheir garages and basements.
“We got rid of 56 suites worth ofcabinets and didn’t have to put them inthe landfill,” Galileo said. “We savedon costs, and the employees savedmoney too.”
The key to reuse in the remodel washaving a space to store excess product,Galileo said. A 300 foot-long additionwas built onto the south end of thearena in order to store such things ascubicles, trusses and other materialsthat could be reused. The storage area,which was a former driveway, is wideenough for a truck, with garage doorsat both ends, making for easy access.Excess items from all of the Larry H.Miller Group properties are stored inthe garage.
“The storage space has worked outreally well,”Galileo said. “The best wayto reuse what we have is to walk downthe long hallway and see what isavailable.”
Into the LandfillRecycling has been a staple at
EnergySolutions Arena since the
continued from page 33The Constructionof the ArenaEnergySolutions Arena, ownedby the Larry H. Miller Group ofCompanies, was built in 15months and 24 days, withconstruction beginning onJune 11, 1990. The project, amulti-purpose home for theUtah Jazz, was funded bySumitomo Trust and theRedevelopment Agency of SaltLake City.
Sahara Construction ofBountiful, Utah, established ajoint venture with OhbayashiCorporation for theconstruction of the 743,000square-foot base building.Sahara was also the generalcontractor for the 7.6 acrepedestrian plaza and theinterior tenant improvementswithin the building. Saharawas responsible for thestructural, mechanical,electrical and civil engineeringdesign. Mechanical andelectrical systems weredesigned and constructed byCCI Mechanical and WesternStates Electric, respectively.FFKR Architecture/Planning/Interior Design of Salt Lake Cityworked with the constructionteam to provide designdrawings.
The 20,500-seat arena isenclosed with a roof structureweighing approximately threemillion pounds. The exterior ofthe building is built with 2,692individual panes of insulatingglass and an elaborate systemof synthetic stucco panels.
The arena was completed onOct. 4, 1991.
34 I UTAH FACILITIES MAY 2011
continued on page 36
UTAH FACILITIES MAY 2011 I 35
building was constructed nearly 20years ago. In addition to recycling,management has been implementinganother practical method — washing.
“That is one of the most sustainable
things you can do, wash and reuse
dishes,” said Galileo. “But we can’t do
that in the concession stands.”
Washing dishes, according to
Galileo, is the most sustainable solution
currently available to venues like the
ESA, but he believes there are other,
better options. Galileo has spoken with
Salt Lake County in establishing a
compostable landfill where food waste
could be taken and turned into
marketable compost. The arena would
be able to purchase and use
compostable plates and cups that could
be used in the concessions stands,
eliminating tedious sorting processes
since plates, cups and food could all be
sent to the same compostable landfill.
“It would be great for a business like
ours, where most of our waste is food
waste,” Galileo said. “We would reduce
our landfill waste by approximately 50
percent.”
The Janitorial ClosetSometimes called the Concrete
Box, EnergySolutions Arena was built
with 55,000 total cubic yards of precast
and cast-in-place concrete. Through-
out the facility, nearly half a million
concrete masonry blocks were used in
non-structural walls. While some
carpet is used in the building, most of
the floors are also made of concrete —
a sustainable feature that requires
minimal cleaning and no need for
replacing, just patching and
resurfacing.
Most of the cleaning in the arena is
done in house, with nearly 200 full-
and part-time employees between the
36 I UTAH FACILITIES MAY 2011
continued on page 38
Photos by Dana Sohm
LandscapingIn 2009, Utah State Universitywater conservation initiativeswere used to revamp thesprinkler system on the 10-acre property. Every sprinklerhead on the property wasreplaced. The arena alsoreceived help from Salt LakeCity to improve its waterusage.
“We wanted to do somethingto save water, that wasenvironmentally friendly andfinancially smart,” Galileosaid. “New equipment hasjust made us a whole lot morewater wise.”
Although the 10-acreproperty has few landscapingfeatures, some grass, rose andtulip beds and more than 200trees, updating the dripsystems saved the facilitynearly 50 percent on theirwater bill, Galileo said.
continued from page 34
UTAH FACILITIES MAY 2011 I 37
38 I UTAH FACILITIES MAY 2011
janitorial, engineering and operations
staff. Cleaning chemicals are carefully
selected to ensure they are
environmentally friendly. Portions are
also carefully monitored so excess
gallons of cleaning solutions don’t have
to be stored in janitorial closets. All of
the cleaning procedures are done to
maintain the quality of the facility and
to ensure visitors are comfortable,
Galileo said.
“Whether you pay $5 or $500 for a
ticket, it doesn’t matter to me. I want
you to have the same experience when
you come here,” said Galileo. “I want it
to be clean and safe and comfortable. It
doesn’t matter if you come to a Jazz
game, the circus or a concert, you are
going to be treated the same by
everyone who is here. The place is
going to be clean and comfortable, and
it is somewhere you are going to want
to come back to.”
The Mechanical RoomMinimal improvements were made
to the HVAC and mechanical systems
at the arena during the remodel. The
facility still operates on the same boiler
that was installed in the building
nearly 20 years ago. And two of the
three boilers are rarely used. Galileo is
convinced the equipment will last
another 40 years as long as it is
carefully maintained.
“Maintenance, maintenance, main-
tenance, maintenance,” Galileo said is
the key to keeping mechanical systems
running. “If you stay on top of the
routine maintenance, it is going to last
a long time. You can neglect it, and you
will have a catastrophic failure, or you
can maintain it.”
The facilities team consistently
tunes the mechanical systems in the
arena. While the equipment may be
dated, Galileo insists that careful
energy management, programming,
scheduling and common sense keeps
the equipment running efficiently.
“We keep very close track of our
energy use, measuring it against time
of year and event attendance,” Galileo
said. “We are constantly re-tuning our
energy management system to ensure
efficiency due to calibration errors and
wear and tear.”
A Green FutureOverall, Galileo is pleased with the
progress that has been made at
EnergySolutions Arena toward more
sustainable operations. Their actions,
Galileo believes, will be essential in
keeping the arena operational for at
least another 20 years and are giant
steps in protecting and sustaining the
environment.
“There is only so much you can do
in an arena. You can do a lot more with
an office building in sustainability,”
said Galileo. “But we do everything we
can. We do it because we are trying to
save money and become environ-
mentally friendly. It is just the right
thing to do.” UF
continued from page 36
UTAH FACILITIES MAY 2011 I 39
Jazz Green TeamEncouragesCommunityto Take Care ofEnvironment
The Jazz Green Team was created inNovember 2009 to promote green ideas toJazz fans, Utah residents and businessowners. The Utah Jazz teamed up withQuestar Gas, Rocky Mountain Power, UtahGeological Survey (State Energy Program),Orbit Irrigation Systems, Travelwise, Larry H.Miller Auto Dealerships and Salt Lake CityCorporation to raise awareness aboutsustainability.
“We’ve been looking for a couple ofinitiatives that we felt were important inthe community, to help us in some smallway give back to the community,” said MikeSnarr, senior vice president of strategicpartnerships with the Utah Jazz and withLarry H. Miller Sports and Entertainment.“One of those initiatives is to take care ofour environment.”
The Green Team encourages communitymembers to be more environmentallyconscious. The Team offers a list of tips onits website, from turning off lights torecycling to walking more to saving water.The group has been focusing its efforts onindividuals, but Snarr said they hope tospend more time directing the movementtoward business and building owners in thenext year.
“We feel very good about the number ofmessages we have sent to the community,”said Snarr. “We have a voice in thecommunity. We have players andpersonalities, even our mascot, who canget involved. People will pay attentionwhen they might not have listenedotherwise.”
The Green Team Initiative was part of thedrive behind the recent sustainabilitymeasures taken at the Energy SolutionsArena, Snarr said.
“It has actually helped us be determinedto do things we haven’t done before,” Snarrsaid. “We are more efficient. We are doingmore to help the environment. We’ve go towalk the walk. That is really important to us.”
Green technology innovation
is thriving in this economy
as businesses look for cost
and energy saving strategies to
enhance efficiency and sustainability
into the future. According to the
Energy Information Administration,
U.S. buildings use more than 70
percent of the country’s electricity and
consume nearly 40 percent of its
energy (Green Building Alliance,
2010). Compared to standard
buildings, green buildings have been
shown to lower maintenance costs by
more than 10 percent, reduce energy
use more than 25 percent and
significantly increase occupant
satisfaction (Green Building Alliance,
2010).
Building owners and managers
nationwide seek to renovate and
improve their buildings’ energy use
with innovation in green building
design, workplace design and property
management. Programs such as the
federal Energy Star program or the
U.S. Green Building Council’s LEED
rating system (Leadership in Energy
and Environmental Design) encourage
the adoption of green building and
development practices by creating a
recognized benchmark for design,
construction and operation. For
example, the LEED standard for
existing buildings encourages facility
managers and building owners to
address issues of improved air quality
for occupants, lower water use, greater
recycling efforts, reduction of toxic
materials and lower overall operational
and maintenance costs. According to
Thomas L. Friedman’s Hot, Flat and
Crowded, studies show that
occupancy, rental rates and sale prices
are higher in LEED-Certified
buildings than in conventional ones.
An innovation to be protectable
under patent law may consist of a new
and useful process, machine or
composition of matter, or any new and
useful improvement thereof. Those
concepts may include innovations for
sustainable site development, water
savings, energy efficiency, materials
selection and indoor environmental
quality improvement. As owners and
managers seek to squeeze
opportunities for improved efficiency
out of everyday activities and
processes, innovation in construction
and management of facilities may be
fertile ground for patent protection. If
you have conceived of such
innovations, you may be able to seek
patent or other intellectual property
protection in order to monetize the
innovations through licensing or other
means.
In a recent decision, Bilski v.
Kappos, 130 S.Ct. 3218 ( June 28,
2010), the U.S. Supreme Court
clarified that innovative processes and
business methods may still be eligible
for protection under the Patent Act.
The Patent Act, 35 United States
Code § 1-376, governs the issuance of
patents. The Patent Act defines four
patent eligible categories: “whoever
invents or discovers any new and useful
process, machine, manufacture or
composition of matter, or any new and
Protect Your Green InnovationBuilding Owners Discover and Patent New Ways to Use Energy More EfficientlyBy Victor Pollak and Artemis Vamianakis
40 I UTAH FACILITIES MAY 2011
The Building Owners and Managers Association
(BOMA) International recently inducted 57 commercial
buildings into its BOMA 360 Performance Program,
which evaluates building operations and management practices.
All BOMA 360 buildings meet specific guidelines for energy
conservation, environmental and sustainable initiatives, as well
as other key management criteria. To date, more than 230
buildings have received the BOMA 360 designation.
Henry Chamberlain, president and chief operating officer
of BOMA International, notes five growing trends in
sustainable commercial buildings:
Benchmarking energy consumptionAccording to the U.S. Energy Information Administration,
commercial office buildings contribute 15 percent of U.S.greenhouse gas emissions. In addition, the commercial realestate industry spends approximately $24 billion annually onenergy, so improving energy efficiency has considerableeconomic return. The BOMA 360 Performance Programrequires that an applicant’s building benchmark its energyconsumption with ENERGY STAR Portfolio Manager, thenation’s leading energy management tool from the EPA.
Optimizing lighting systemsLighting accounts for about 30 percent of energy use in
commercial buildings. Adapting new lighting technology andpracticing basic light conservation can lower utility bills,improve workplace conditions and reduce greenhouse gasemissions. One of the simplest ways property professionals are
Trends in Sustainable Commercial Buildings
useful improvement thereof, may
obtain a patent.” (35 U.S.C. §101). A
“process” under the Act, is defined as
an “art or method, and includes a new
use of a known process, machine,
manufacture, composition of matter or
material,” (35 U.S.C. §100(b)). A
business method is a specific type of
“process,” an orderly procedure, a
regular way or manner, a method of
doing business.
What processes, business methods,
are eligible for patent protection?
In 2008, a landmark Federal Circuit
decision suggested that a process is
eligible for patent protection “only if it
is tied to a particular machine or
transforms an article into a different
state or thing;” this was known as the
“machine-or-transformation” test (In
re Bilski, 545 F.3d 943, 954 (Fed. Cir.
2008)). The machine-or-
transformation test effectively
narrowed the broad statute; the Patent
Office began to reject patent
applications and district courts began
to strike down existing patents on
innovative processes.
In 2010, however, the decision was
reviewed by the U.S. Supreme Court.
In Bilski v. Kappos, 130 S.Ct. 3218
( June 28, 2010), the U.S. Supreme
Court analyzed the rigid machine-or-
transformation test, and found that
while the test is a “useful and
important clue, and investigative tool,”
it is “not the sole test for deciding
whether an invention is a patent-
eligible process,” (Bilski, 130 S.Ct. at
3227). The Court also clarified the law
on business method patents, finding
that business methods may fall within
the scope of “processes” eligible for
protection under the Patent Act.
Finally, the Court emphasized that
clear limitations remain — “In order to
receive patent protection, any claimed
invention must be novel, non-obvious
and fully and particularly described,”
(See Id. at 3228). The invention or
discovery must be more than an
abstract idea alone; an abstract idea
that is applied to a known structure or
process, however, may be well
deserving of patent protection (Id. at
3230).
What does this mean? The Court
did not adopt categorical rules on what
specific business methods would be
patent eligible, lending to what may
be, an unpredictable future. For now,
however, Bilski stands for the
possibility that processes described as
business methods may be eligible for
patent protection.
Accordingly, as building owners and
managers discover new ways to use
energy more efficiently, they may be in
a unique position to harness
innovation in everyday processes into
patentable technology and to then
monetize the technology through
licensing or other means. It may be
worth your while to consult patent
counsel to explore whether patent
protection may be available for your
innovations.
Victor Pollak, an attorney/shareholder at
Fabian Law, concentrates in corporate
and securities matters for businesses and
their owners, including those engaged in
technology commercialization. Artemis
Vamianakis, an associate attorney at
Fabian Law, has experience in a variety
of legal f ields including business
organization, energy and utilities,
natural resources and real property. They
can be reached at 801.531.8900 or
UTAH FACILITIES MAY 2011 I 41
real estate law
doing this is by replacing incandescent bulbs with energy-
efficient compact fluorescent light bulbs (CFL) and high
intensity discharge bulbs (HID).
Reducing, reusing and recyclingmore than just paper
According to the EPA, in 2009, Americans produced
about 243 million tons of municipal solid waste, or about
4.3 pounds of waste per person per day. Property
professionals are implementing recycling programs for light
bulbs, glass, batteries, electronics, building materials and
restroom paper products.
Conserving waterConserving water can help save money and reduce
pollution. Commercial real estate buildings have implemented
a variety of initiatives to cut back on water use, such as
reducing water pressure, watering landscapes early in the
morning to reduce evaporation and installing aerators and low
flow toilets and urinals in bathrooms.
Engaging tenants in energy programsTenants directly impact energy consumption and many leases
require tenants to pay their share of utilities, so tenants are likely
to follow practices that help save energy costs. Commercial
property professionals are establishing energy awareness
programs to keep tenants informed about energy savings goals.
Learn moreTo find out how your building can participate in the
BOMA 360 Performance Program, contact the BOMA Utah
Chapter by visiting www.bomautah.org. The next deadline
for applications is June 3, 2011 to be considered for the
second quarter 2011 class of designees.
42 I UTAH FACILITIES MAY 2011
F rom early in his career as a
property manager, JonathonBates learned the importance of
sustainability. The concept wasingrained in him by the WilliamsCompanies, where Bates began workingwhen he was 17 years old. The companyhad always believed in approachingbuilding operations with efficiency,Bates said.
“Sustainability has always been animportant principle since I entered theindustry,” said Bates, who is now thedirector of the Williams BuildingProperty Management Department forthe University of Utah. “I entered thebusiness with that guidance at theforefront, to be critical of ourenvironmental impact.”
Starting his career at the WilliamsCompanies headquarters in Tulsa,Okla., in 1998, Bates became theproperty manager of the company’s 2.3million square-foot, 52-story corporatebuilding in 2001. He managed thatbuilding, a three-story forum and a 15-level office building nearby until he wastransferred in 2006 to the four-story,295,000 square-foot Williams Buildingat 295 Chipeta Way in the University ofUtah Research Park.
Bates immediately began toimplement sustainable practices in theWilliams-owned building. Extensiveupgrades were made to the mechanicalsystems and the interior spaces wereremodeled. For the mechanical systems,the cooling system was updated with newchillers, and waterside economizers thathad been mothballed were re-instituted.
SustainabilityImpactsEnvironment,Bottom LineBy Kelly Lux
Energy and EnvironmentalStewardship Initiatives
Photos by Dana Sohm
Jonathon Bates, director ofthe Williams BuildingProperty ManagementDepartment for theUniversity of Utah.
UTAH FACILITIES MAY 2011 I 43
“Those improvements as well asoperational management improvementshave reduced kilowatt hourconsumption on an annual basis by13.75 percent, comparing 2006 to2010,” Bates said.
In 2006, the boiler and hot watersystems were remodeled, reducing thedecatherm consumption in thebuilding from 2006 to 2009 by 52.6percent. Bates and his seven-personstaff are constantly working to makesure the automation systems are up todate and running correctly. The team isworking to improve the lightingstructure to make it more energyefficient. Bates is also looking at waysto take advantage of othertechnological advances, such as those insolar energy and thermal storage.
By making the facility operate moreefficiently, Bates said he has made theWilliams Building more environ-mentally friendly and has cut costs forthe building owner.
“There is a huge impact on thebottom line, from a monetaryperspective,”Bates said.“A lot of propertymanagers and real estate companies focuson revenue solely as a source of value.Butthere is a huge opportunity if peopleactually look at their operating expenseand operate more efficiently to effectivelyincrease your NOI.”
The Williams Building was recentlyacquired by the University of Utah.TheUniversity, which owns the land andthe research park, purchased thebuilding from a real estate investmenttrust in January 2011 since the“University has a big investment in the
area.” Bates retains his position asproperty manager, now working for theUniversity.
Managing the multi-tenantbuilding, home to the University ofUtah Health Sciences, WilliamsNorthwest Pipeline and GoldmanSachs, has its challenges, Bates said. Inparticular, Bates said working withdifferent personalities and aiming toplease everyone can be difficult.
Keeping the building fully leased,however, has not been a problem, Batessaid. Goldman Sachs occupies thefourth floor with 800 people. Theentire building has about 1,500occupants on a daily basis.Additionally, Bates manages the full-service cafe, operated by The Point andlocated on site, as well as the five-storyparking garage and the 17-acreproperty on which the building sits.
By understanding the variousaspects of property management,including engineering, financing,accounting and general management,Bates said he is a better propertymanager and has a betterunderstanding of efficiency. Askingquestions of his engineers and designteam has also been helpful.
“Having a knowledge of things likeyour mechanical systems is crucial,”Bates said. “How I really learned aboutefficiency is by getting my hands dirty.I have hands-on knowledge about howmy building functions. It is importantfor property managers to understandnot only the leasing and financingprincipals of their property, but also thenitty gritty parts.”
Participating in organizations and
continuing his education have also
been key to the development of Bates’
career. He has been involved with the
Institute of Real Estate Management
(IREM), the Building Owners and
Managers Association (BOMA) and
the International Facility Management
Association (IFMA), receiving his
Certified Property Manager
designation from IREM in 2008. He
has also been proactive in furthering
his education, with plans to receive a
finance degree from the University of
Utah.
“Those contacts and those dialogues
are crucial,” Bates said of his associates
in those organizations. “Learning new
concepts and new ideas is important.
Change doesn’t happen by taking the
same road all of the time.”
Bates said he will continue to
brainstorm new ways to get the
Williams Building operating more
efficiently — all part of his love for
property management.
“I just really fell in love with the
property management business and real
estate business as a whole,” Bates said.
“It’s very fast paced. It’s always
changing. There are always
opportunities to learn. I love being able
to get my hands and fingers into a wide
breadth of areas. I love being involved
in an industry where I can shake it up a
little bit, rock the boat a little bit and
come up with new concepts to run
things more efficiently.” UF
University of Utah President Michael K. Young announced theUniversity’s Energy and Environmental Stewardship Initiative:2010 Climate Action Plan on Sept. 16, 2010. The Initiativeintegrates the principles of social, economic and environmentalsustainability into campus planning, design and operations,administration, curriculum and community engagement. Theplan was formed to reduce the University’s greenhouse gasemissions and achieve carbon neutrality by 2050.
The University has embarked on meeting its goals byevaluating virtually every aspect of University operations andmapping out a path to a sustainable campus that will savemillions of dollars and have a positive impact on theenvironment. Areas of study included building efficiency,
transportation, renewable energy production, water use,campus gardens and landscaping, waste reduction,curriculum, research as well as community education.
In regards to campus buildings, where more than 69 percentof campus greenhouse gas emissions are from heating,cooling, lighting and equipment, the University addressed threecomponents in the plan: comprehensive metering of facilities tounderstand current use patterns, behavioral and administrativeprograms to address the human aspects of energy use andchanges to infrastructure and equipment in order to reduce theuse of fossil-fuel based energy.
To download the entire EESI-CAP document visitwww.sustainability.utah.edu.
property manager
44 I UTAH FACILITIES MAY 2011
plumbing
T he head of the Department of
Energy, Steven Chu, said the
energy challenge facing us can
be won by playing smarter. He used
Wayne Gretzky, who didn’t waste time
chasing the puck but moved to where
the puck was headed, as an analogy. In
the building HVAC industry, it would
be wise to do the same.
Learning from Others’ MistakesA world of information is out there.
For instance, the high energy costs in
Europe for the past several decades
have forced the building industry there
to be energy efficient. They know from
experience which systems and heating
and cooling sources shine. Fancoils,
heat pumps, high efficiency boilers and
chillers, district heating and cooling,
co-generation, active solar, radiant
heating and cooling are all forms of
hydronic systems. Virtually no
packaged equipment or large central
fan systems exist.
A vast majority of new commercial
projects in Germany use hydronics. In
the United States, the number is close
to 6 percent. In Germany, more than
60 percent of cooled commercial
buildings use radiant cooling. Here, it
is less than 1 percent.
Like the flight of a puck leaving a
hockey stick, it’s possible to predict the
energy consumption of a building
before it is built. Sophisticated
building energy modeling programs
can help building owners make wiser
decisions and save many times the
investment in energy costs.
Using What We’re Given WiselyHuman energy needs are small
compared to what the earth has and is
blessed with, but this in no way
justifies wasteful use of energy. When
resources are used, economic benefit
needs to be maximized. For example,
co-generation using fossil fuels gives
electrical power and thermal energy.
The more flexible a building can be
at changing sources of heat, the more
efficient it can be. Similarly, if thermal
energy can be stored until it is needed,
additional savings result. This need for
flexibility drives the design to a central
heating plant versus distributed
heating using natural gas or electricity.
Centralized heating and cooling
plants offer the opportunity to use the
cooling energy as the source for
heating energy. This can be done using
a heat pump and can be extremely
efficient if the heating distribution
temperature is kept low.
So the engineer needs to devise an
engineered system – a central plant
that allows fuel flexibility, energy
recovery and possibly thermal storage.
This will likely result in a hybrid
design, potentially including solar,
some geothermal and even fossil fuel
co-generation during peak conditions.
It’s also essential to consider part-load
performance. The number of full-load
operating hours can be as little as 1
percent of the annual hours. An hourly,
full-year energy model is the only
reliable method of optimizing all these
options and trade-offs.
As German engineers figured out
decades ago, hydronics is the clear
winner for energy distribution. Hence
the saying, “The new green is blue.”
Steve Clark, president for Aquatherm
North America, is a professional engineer
who has worked as a development and
applications engineer for the Trane
Company and as an HVAC and energy
engineer for consulting engineering
companies, including his own firms,
with an emphasis on building energy
eff iciency. UF
DistributingEnergyWith the heatingand cooling sourcesoptimizing, distributingthe energy throughoutthe building is next.
Five common methods ofdistributing energywithin a building:
1. Sending electrons down a wire
2. Blowing air through a duct
3. Sending a fossil fuel down apipe
4. Pumping a fluid through a pipe
5. Pushing a refrigerant through apipe
Pumping a fluid through a pipe isthe most efficient and flexiblemethod of distributing heatingand cooling energy. The otherfour methods are not easily madecompatible with centralizedheating and cooling, often due toa lack of flexibility.
UTAH FACILITIES MAY 2011 I 45
A s building owners and
managers, the top objective is to
reduce costs. When exploring
the many ways to increases building
efficiencies, replacing old equipment and
investing in solar or geothermal energies
are popular solutions with proven energy
savings. However, in these tight
economical times, the high upfront costs
and long return on investment are
usually good enough reasons to put a
hold on any efficiency project, even with
the current incentives being offered by
the government and energy companies.
The ideal project would be low cost,
have less than a two-year return on
investment, be eligible for a utility rebate
and have guaranteed results.
Two years ago, Duane Devey, Jordan
School District facilities manager, would
have told you that a solution like that
does not exist. Devey installed an
Intellidyne microprocessor on the main
steam boiler and another on the pool
boiler in December 2009. He received a
rebate from the gas company and
realized a return on investment in less
than six months. In a comparative study
done in February 2011, the gas
consumption in 2009 versus 2010 was
reduced by 14.77 percent of dekatherm
usage, saving the school almost $17,000.
The Intellidyne line of controls
consists of add-on (retrofit) units that
provide intelligent microprocessor
control logic for commercial steam and
hydronic heating boilers, commercial
forced air units, commercial refrigeration
compressors and commercial air-
conditioning compressors.These control
devices achieve energy savings by
dynamically adjusting the differential of
the operating-control of the energy
system in accordance with the system’s
energy load. That load is deduced from
measurements made by the control units.
The differentials cut-in point is
dynamically adjusted in response to the
load changes calculated by the controller.
This allows the energy output of the
controlled device to more closely match
the energy requirements of the system,
thereby minimizing overshoots in the
Microprocessor-Based ControlsHVAC Systems Get Smart and Save MoneyBy Marco Ireland
Over the past year, several institutional and commercial facility management companies in Salt Lake City have installedthe microprocessor on their boiler systems with the following results:
Savings are based upon four-week pilot tests conducted by a local utility company and The Jordan School District that compared energy consumed whenthe installed controls were “IN” circuit versus energy consumed when the installed controls were “OUT” of circuit.
Client Location Total Boiler Savings DTH UtilityCapacity Saved Rebate
SLC Facilities 349 Plaza 2,750,000 10.73% 361 $3,610.00
Granite School District Fox Hills Elementary 3,323,000 15.19% 315.2 $3,152.60
Granite School District Eastwood Elementary 3,753,000 17.74% 346.6 $3,466.40
CBRE 200 Civic Center Dr 3,800,000 15.93% 378 $3,784.40
CBRE 150 Civic Center Dr. 3,500,000 23.00% 416.5 $4,165.50
Jordan School District Middle School Pool Boiler 6,760,000 12.34% 528.36 $3,815.00
Jordan School District Middle School Main Building 12,130,000 10.48% 1,025.64 $3,815.00
LDS Church Bountiful Regional Center 6,300,000 14.50% 386 $3,860.00
CBRE 215 State Street 3,600,000 12.94% 1,161.00 $3,472.50
Average Savings 14.76
Total DTH Saved 4,918
Total Utility $33,141.40Rebates
hvac
continued on page 46
temperature of the controlled space.The
energy load on the system is deduced
from continuous time history data
measured by the control device itself.
This control strategy is in distinction to
most current electromechanical controls
such as thermostats, aqua-stats, pressure
controls, where the control decision is
based only on an instantaneous
measurement. By matching the
operating cycle of the energy system
more closely to the actual load
requirements, energy savings of 10 to 20
percent can be achieved for almost all
applicable installations. Higher savings
are possible and have been documented
in previous field tests.
A normal boiler with an aqua-stat or
pressure control as the sole burner
control always develops the same energy
output (near maximum and determined
by the average value of the aqua-stat or
pressure control dead band). Since the
system energy output is almost always
significantly above the energy required
by the controlled space, significant space
temperature overshooting and boiler
cycling occurs. The excess heat during
the temperature overshoot is lost due to
normal air exchange in the heated space
while the excessive boiler cycling reduces
boiler thermal efficiency during the
transient portion of the cycle.This is why
actual system thermal efficiencies are
always much lower than the rated boiler
steady state thermal efficiencies.
Devey was the first facility manager
in Salt Lake City to take advantage of
this technology. However, the
technology has been commercially
available for 15 years and has more than
10,000 installations on the East Coast. It
has consistently delivered a minimum
guaranteed 10 percent of energy savings.
Operational savings of more than 10
percent are always great to have,
especially if the return on investment is
less than one year and is eligible to
receive a rebate of half the project costs
from the utility company. But there is an
even greater value to the building
owner/asset manager. Because the value
of a real estate asset is based on its net
operating income and utility costs are a
direct factor in determining the NOI, for
every dollar saved on utility costs, you
can increase the value of the building by
its capitalization rate which is typically a
factor of six to 12 times the NOI.
Clear Green Partners is a distributor of
green, energy-saving controls for
commercial and residential buildings. We
offer a complete line of controls for
hydronic, steam and forced air heating
systems, refrigeration systems and
package/rooftop air conditioning units. For
more information contact Marco Ireland at
801.274.2405 or
46 I UTAH FACILITIES MAY 2011
2011LOCALREGIONALGLOBAL
MAY 20, 2011 | SALT LAKE CONVENTION CENTER
www.sa l t lakesbc.com
continued from page 45
hvac
UTAH FACILITIES MAY 2011 I 47
Rebates and IncentivesEnergy Efficiency Upgrades Cost Effective for Many Building Projects
Energy efficiency is fast becoming
an integral part of the design fornew construction and major
renovation building projects. This isdriven, in part, by a growing availabilityof incentives and rebates offered byutility companies. Attractive incentivesare offered for a variety of measures thatprovide long-term energy and costsavings to building owners.
When planning a new building or amajor renovation project, make the mostof your time and efforts and takeadvantage of incentive programs byfollowing five key steps.
Start as Early as PossibleEnergy efficiency is often an
expensive afterthought. The earlier adesign team considers energy efficiency,
the easier it is to incorporate into thefinal design. In the conceptual designphase of a new construction or majorrenovation project, a whole host ofopportunities exist, but often disappearas the project progresses. Energyefficient features such as passive heating,natural lighting and building orientationoffer great energy-savings potential, butmust be considered and incorporatedinto the design from day one.
Be Aware of Processing TimesMany customers unintentionally
exclude themselves from incentiveeligibility by not becoming familiar withthe necessary application processrequired by the utilities. For example,many utilities require an energy study tobe completed and an incentive
agreement to be signed prior to issuingtask orders or purchasing equipment.Onprojects with long lead times, this can bea critical issue. Many companies delaycontacting the utility company until theequipment has been ordered andinstalled, which may result in exclusionfrom participation in the program andeligibility for rebates and incentives.
Other programs do not require pre-qualification and allow the customer tosubmit receipts or invoices after projectcompletion. Ask the utility companyabout processes and processing times asearly as possible.
Verify EligibilityIt is crucial to determine eligibility
hvac
continued on page 48
before accounting for rebates. Contactthe utility company during your project’sconceptual design stage to determinerebate eligibility of the measures beingplanned for implementation. Eligibilityconsiderations may include scope ofproject, size and location of buildings,annual energy consumption and utilityrate schedule.
Spend Your Energy DollarsWisely
Typically, funds available for energyefficiency in new construction or majorrenovation projects are limited. Consultwith a qualified engineering firm toprioritize energy efficiency measuresbased on their impact on the overallproject budget and return on investment.For example, is an investment in highefficiency heating equipment morepractical than investing in energy-efficient windows and insulation?
Awareness of the climate andlocation of your project will define themost effective energy efficiency measuresto install. In climates with long winters,like Salt Lake City, it may be moreeffective to upgrade the high efficiencyheating equipment than to improve theefficiency of the cooling system. Inwarmer climates, the opposite may betrue. Varying types of buildings (hotels,data centers and factories) all use energy
differently. A qualified engineering firmcan help you evaluate whichimprovements will prove most costeffective for your project in the long run.
Maintain and Provide AdequateDocumentation
Before beginning a project, thedocumentation required by the utilitycompany should be reviewed andthoroughly understood. Failure toprovide appropriate documentation mayresult in disqualification for incentives
and rebates. For example, utilitycompanies require that NFRC(National Fenestration Rating Council)efficiency stickers be retained from newwindows and submitted to receive arebate. After installation, collect thestickers on a sheet of paper, keepingthem in one place for easy submission.
Many utilities require submittals,specification sheets (also known as “cutsheets”) or invoices in which energyefficiency measures are itemized. Othersrequire an expert to test and verify thatthe systems installed are runningefficiently. In any case, work tounderstand the specific requirements foreach utility program and incorporatethem into the project timeline. Therequirements are generally easy to satisfywith a little planning and preparation.
The upfront costs of incorporatinghigh-efficiency equipment into yourdesign may be greater, but long-termenergy cost savings coupled withavailable incentives make investing inenergy efficiency cost-effective for manybuilding projects. When planning toparticipate in a utility rebate or incentiveprogram, plan ahead, allow time andorganization of your project and keepdocumentation current along the way.
For more information about energyefficiency, technical assistance, and how totake advantage of rebates for natural gasequipment, contact QuestarGas®Company’s ThermWise® programrepresentatives at ThermWise.com or call1.800.567.3460. Additional resources andincentives may be available for electricequipment by visitingrockymountainpower.net/wattsmart. UF
48 I UTAH FACILITIES MAY 2011
continued from page 47 hvac
What Documentationis Required?• Itemized invoicing
• Receipts
• Submittals
• Equipment labels
• Commissioning reports
UTAH FACILITIES MAY 2011 I 49
h o r i z o n t a l l i f e l i n e s
Q U A L I T Y FA L L P R O T E C T I O N
r o o f a n c h o r sw a l l a n c h o r s
Work safe. Stay anchored.Creating a safe workplace for suspended work on the outside of your facility is a critical requirement. It is imperative that your property meet OSHA regulations and ANSI guidelines for fall-protection.
American Anchor staff is uniquely qualified to assist you in meeting today’s demanding and often confusing OSHA and ANSI fall protec-tion regulations. With over 700 completed projects across the county we have the experience you want. American Anchor will work closely with you to insure your property and your contractors are protected from harm.
The finest quality fall prevention equipment in the country
Stainless steel and hot dipped galvanized construction
Inspections and Certifications of existing systems
Professionally engineered and installed during constructionor retrofit to any existing rooftop
Call us for a free evaluation of your current project andavoid costly liability
www.american-anchor.com
Sustain AbilityDevelop the Skills to Balance the Environmental, Social and EconomicImpacts of ConsumptionBy Ivan Weber
50 I UTAH FACILITIES MAY 2011
Sustain ability: Our ability to sustain. So simple, right?
But if this is considered the simplest of sustainability
definitions, it is also the most personal. Not just ‘tool,
technology, technique or tip,’ sustainability can’t be bought off
the shelf, custom manufactured and delivered one day, nor
hired from the minds of brilliant consultants. We — you, I, all
of us — must sustain whatever it is we’ve set out to sustain, for
as long as we say we’re going to sustain it, according to
indicators that we agree to use as measures of our progress (or
lack of it, as the case may be).
Utah is reported to be at the epicenter of climate change
severity in upcoming decades or centuries, apparently due to
human-caused fossil fuel emissions, compounded by our
climatic position on the continent. The air we breathe “right
here in river city” can be the dirtiest in the country, while
other pervasive changes are occurring to landscapes,
resources, habitats, populations due to built environmental
impacts. Some changes are so gradual as to defy observation,
identifiable only through rigorous scientific analysis. Other
changes are precipitous, shocking us with their threat. Few
changes appear positive or healthful, either for us or the
environment.
How are we to think? How are we to act, and on what
scale of priorities, investment and effort? How can we be
reasonably sure that our choices are effective or justified
relative to other choices we could have made? What are the
best options among the frenetic swarms of words, best
practices, financing strategies, gadgets and promises?
Little Me, Make a Difference?(I’m Not Even a Dot on the Planet) By Don Aslett
V isiting Hawaii once, my wife
and I were walking from ourbeachfront hotel through a
yard full of fragrant flowers. I stoppedand picked one of the plumaria flowersfrom a tree and romantically stuck it inmy wife’s hair.
A neatly dressed gardener nearbylooked up and pleaded, “Please don’tpick the flowers. If everyone did, thetree would be bare in a single day, andstay that way for the rest of the year,with nothing left for others to enjoy.”
That was a right-on-target lessonthat I deserved to hear. I was not alonein my little urges and activities. Withall of those other people out there onthis planet, there is a surprisingmultiplication of our actions, even thesmallest ones.
Thus a seemingly insignificant actcan cast a long shadow. Such asrecently when a middle-aged couplecaught up with me at an event I was
attending. The woman grabbed me bythe arm and blurted out, “Oh, Mr.Aslett, we attended one of yourcleaning seminars 25 years ago inRiverside. It was wonderful and madea great change in my life.”
She went on to compliment mefurther until her husband, who was notso taken with all of this, stepped upsomewhat grumpily and said, “Yeah, Iremember going there, and I onlylearned one thing — to turn my socksand underwear right side out after Itook them off and before I put them inthe hamper. That’s all I got out of it.”
His wife, still clinging enthusias-tically to my arm, said, “Yes, and he hasdone it every day since. That’s 25,000times I’ve been saved having to do thatmyself before I put them in thewasher.”
The same is true of single, little, daily,earth-friendly actions like recycling thatcan or jar instead of trashing it or
remembering to use the reusable grocerybags you bought, instead of paper orplastic. As one pebble tossed into a stillpool can generate a hundred ripples, onesingle wise principle or act can haveunimaginable cumulative value. Good orbad is never a stand-alone process,because no man is an island. It all counts,now or later.Our little individual actions,all added up, will determine our ultimateoutcome: the future of the world.
Don Aslett, thefounder of VarsityContractors, hasrevolutionized boththe home and theworkplace with hispopular cleaningservices, products and
books. He has written more than 30books relating to building maintenance.UF
UTAH FACILITIES MAY 2011 I 51
Salt Lake SustainableBuilding ConferenceTargeting a Sustainable Future:Local, Regional and GlobalSalt Lake Sustainable Building Conference 2011 will be heldFriday, May 20, 2011, at the Salt Palace Convention Center.Sponsored by the U.S. Green Building Council-Utah Chapter,this year’s SLSBC will expand its vision to reach out to local,regional, global ideas and solutions to the challenges ofsustainable planning, design, building, O&M and adaptivere-utilization of existing facilities.
Three keynote speakers will include Ron Jones, one of theacknowledged ‘fathers’ of the green building movement anddirector of Green Builder Media, Liz Dunn, director ofPreservation Green Lab, will illuminate issues of cost,resource and emissions savings, ways of indexing the valueof historical preservation, and Dr. Joseph Cory, founder ofGEOTECTURA, will close with a vision of technologies andthe futuristic thinking for a balance of natural and builtenvironment.
For more information visitwww.saltlakesbc.com/2011_sustainability_conference.html.
social responsibilityWe have no word that combines ‘sustain’ with
‘responsibility,’ but that’s where the rubber hits the
environmental road. For designing and constructing
sustainable places, we must take responsibility for
developing the skill sets and specific capacities to
balance the environmental, social and economic
impacts of consumption with lasting benefits.
Paraphrasing David Orr, we have to reconcile
intentions with results. Our industry lacks a
counterpart to the Hypocratic Oath, by which we
would pledge to do our work responsibly, seeking to do
no harm, and to apply our best efforts to creating best
results. Short of instituting such an oath, each of us
should find our own version.
Ivan Weber, LEED-AP, is the
principal and owner of Weber
Sustainability Consulting and the past
USGBC Utah board chair and
founder. He can be reached at
801.355.6863 or
52 I UTAH FACILITIES MAY 2011
Energy Efficient Upgrades Encouragedby U.S. President and AGCBy Rich Thorn
In his State of the Union, President
Obama proposed new efforts toimprove energy efficiency in
commercial buildings across the UnitedStates with the Better BuildingsInitiative. The initiative is meant tomake commercial buildings 20 percentmore energy efficient by 2020 byoffering incentives to building ownerswho upgrade offices, stores, schools andother municipal buildings, universitiesand hospitals.
The Associated General Contractorsof America applauded the initiative,which parallels the association’sBuilding a Green Future plan.
“The President’s new effort toencourage energy efficiency upgradesfor the nation’s commercial buildinginventory will make our economy moreefficient, more vibrant and morecompetitive. Encouraging efficientupgrades will do much more tosafeguard our environment and reducepower consumption than any current‘cap and trade’proposal ever would,”saidStephen E. Sandherr, chief executiveofficer of the Associated GeneralContractors of America.
“And unlike restrictive environ-mental legislation or regulatory actions,the President’s new proposal willactually stimulate new economic activityand create needed jobs for aconstruction sector that has seenunemployment rates above 20 percentfor much of the past year.”
Nearly 40 percent of the nation’senergy is used to power buildings,including lighting, heating and cooling,appliances and electronics. Greenbuildings conserve raw materials,incorporate green products and reduceor recycle waste; they are designed toreduce stormwater runoff, use lessenergy and water, and use renewableenergy sources, according to the AGC’sBuilding a Green Future Plan.
Green, non-residential starts areexpected to grow to 20-25 percent by2013 with 15 million new buildingsestimated to be constructed by 2015,according to the plan. AGC believes taxincentives, Building STAR, modernizedgovernment buildings, local incentivesand continued research will help toimprove the environmental performanceof buildings and building materials and
products, as well as create new jobs inthe construction sector.
Besides outlining ways to maketransportation, water and land resourcesand power generation greener, theBuilding a Green Future Plan offerssuggestions for how contractors canmake their practices more sustainable.
1.Invest in Construction Equipment
2.Reduce Waste from Constructionand Demolition
3.Increase Use of Recycled Materialsand Industrial Materials inConstruction
4.Incorporate EnvironmentalStewardship into Day-to-DayOperations
5.Participate in Green Jobs Training
“Cutting the amount of energyconsumed by older buildings and wastedon crowded roads, aging power lines anddated water systems will result insignificant cuts in emissions, newprotections for the environment andimmeasurable energy savings,” states theBuilding a Green Future Plan. “Asimportant, increasing demand for greenbuildings, efficient infrastructure and
UTAH FACILITIES MAY 2011 I 53
greener construction practices willprovide a much-needed boost for thehard-hit construction industry.”
By improving the energy efficiency ofcommercial buildings in the UnitedStates, building and business ownersshould be able to reduce their energy billsby about $40 billion at today’s prices,money that can be better used to hiremore workers, invent new products andcreate shareholder value. Existing tax andother incentives for commercial buildingretrofits will be a part of the initiative aswell as a competitive grant program.TheAdministration is also working to
provide more workforce training inenergy auditing and building operations.
Rich Thorn is presidentand CEO of AssociatedGeneral Contractors ofUtah. He can be reachedat 801.363.2753. TheAGC of Utah is the state’s
oldest and largest non-residentialconstruction trade association with morethan 500 members who perform themajority of all non-residentialconstruction in Utah. UF
The construction industry has beenbrutally hurt during the recession,resulting in one of the highestunemployment rates in any segment.This was among the findings of arecent survey and subsequent reportreleased by the Leverich Group.
The national construction unemploy-ment rate, which sat at 21.8 percent inFebruary, is more than twice thenational unemployment rate for allsectors. High unemployment, thehousing slump, tight to non-existentcredit and an unstable economy, haveall caused havoc on the constructionindustry, the report stated.
While more contractors benefitedfrom economic stimulus fundedprojects last year, there still was anoverabundance of companies andworkers for the amount of availablework. Competition on bids was listedas the top impact on profitability witha 4.72 rating out of a possible five.With less opportunity, contractorshad to cut workers, benefits, overtimeand all extra expenses to survive.Fifty-eight percent of contractorsreduced their labor force in 2010,according to the report.
Eighty-two percent of contractorsplan to hold wages in 2011. Only 12percent plan to give wage increases, onaverage of 5.6 percent, and six percentof contractors said they would decreasewages by an average of 12.5 percent.
The annual report, based on over100 company responses in the Utahregion, identified a few bright spots.The NSA Data Center at CampWilliams, highway projects andseveral private commercial projectsmay placate construction companiesas they wait for more work. Manycompanies are seeking opportunitiesoutside of the state and in new areas ofoperation.
Contractors are also anxious tohire more employees. Contractors arehopeful they can open existingpositions and add new positionswithin the next 6 to 18 months.
The 2011 Construction Business Outlookis the 17th annual wage and benefitanalysis completed by the firm. LeverichGroup has served the Utah constructionmarket for over 35 years. They can becontacted at 801.364.4949 [email protected].
Challenging Economy Causes Havoc onConstruction Industry amid Bright Spots
construction
54 I UTAH FACILITIES MAY 2011
snow and ice management
Radiant Heating Viable Alternative to SaltingBy Tracy L. Stanger
The rising concern for energy and
the environment has led
commercial building contractors
and facility managers to search for long-
lasting and efficient snow and ice
removal systems. Radiant heat is one
such trending product segment or
technology for commercial buildings.
Many choices are available for those
looking for sustainable heating options
and snow and ice removal. Radiant
heating systems can be supported with
a variety of energy efficient options
that include solar, geothermal,
electricity and water based hydronic
heating. Each offer sustainable options
and can adapt to the best energy
resource geographically available.
Radiant heat used in concrete
sidewalks and entrances also
eliminates the need to use salt and
other deicing chemicals.
While concerns for the environment
are on the rise, liability and safety are
also issues property managers are trying
to address. Snow-melting salts and
chemicals are manually applied to
prevent dangerous slip and falls.
Building managers are aware that the
liability for someone slipping and
sustaining injury can be financially
devastating. Snow and ice removal is
the best prevention and investment to
avoid these costly accidents.
Although salt is commonly used, it
requires someone to manually apply it
before others tread on icy stairs,
sidewalks or entryways. In fact, too
much salt can be considered a hazard
because it can be like stepping onto
marbles on a slope.
Icy paths can be dangerous. Millions
of tons of rock salt (most commonly,
sodium chloride) are dumped across
the country on an annual basis to help
melt ice more quickly in colder
weather. All of that excess salt can build
up in the soil over time and prevent
plants from absorbing moisture and
nutrients, effectively killing vegetation.In addition, salt can also cause metalsto leach from the soil, which then enterwaterways through drains duringrainstorms, causing harm to wildlifedown the line. Rock salt can also entergroundwater supplies, pollutingdrinking water.
According to the National ResearchCouncil, Americans dump between 8 to12 million tons of salt on roads per year.Massachusetts, New Hampshire andNew York report the highest level of saltuse, with New York weighing in at500,000 tons per year. The New YorkState Department of Transportationrequires a road-salt application rate of225 pounds per lane-mile for light snowand 270 pounds per lane-mile for eachapplication during a heavy snow storm.
Automated snow melting systemsget the job of removing dangerous iceand snow at any hour of day withoutemployee intervention. Advancedmoisture sensors detect coldtemperatures combined withprecipitation to activate the systemsand then turn them off after theinclement weather has passed. No oneis paid overtime in the middle of thenight to remove snow or paid toupkeep tractors and snow blowers.And salts and chemicals, which can beeliminated, shorten the life of concrete,leave white dusty residue and
eventually leach into the landscapingand drinking water.
The alternative solution to asustainable snow removal system isexpanding beyond tossing salt overshoulders. Start with understandingyour options and think long-termabout your patrons safety coupled withan efficient solution.
A pervasive dependence ondamaging energy sources exists andcan be tackled with smart alternativesolutions. Efficient use of energy is themost immediate and cost-effectivestep toward the reduction of harmfulenergy sources that distress our localand global environment. Efficientheating solutions, such as radiantheating, can be supported byrenewable energy sources such as solar,wind, biomass, geothermal andhydropower methods that combat theuse of unsustainable fossil fuels. Theconscientious use of sustainableheating solutions for commercialstructures is a practical step toward amore secure and healthy future foreveryone.
Tracy Stanger is the owner ofWarmZone Premier Radiant Heating.He is also in charge of business strategyand development. He can be reached at801.326.5110 [email protected]. UF
UTAH FACILITIES MAY 2011 I 55
Utah FacilitiesP.O. Box 970281Orem, UT 84097-0281
ADDRESS SERVICE REQUESTED