Utah Facilities May 2011

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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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.


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


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


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.


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.



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.


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.


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.


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


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


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)


e


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


• 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




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



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


Before:

Photos courtesy of Architectural Nexus


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


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



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

[email protected]. UF




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



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:


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



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


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



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.




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



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.




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



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


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

[email protected] and



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.


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.


“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


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.


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


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

[email protected] UF


2011LOCALREGIONALGLOBAL

MAY 20, 2011 | SALT LAKE CONVENTION CENTER

www.sa l t lakesbc.com


hvac


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


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


continued from page 47 hvac

What Documentationis Required?• Itemized invoicing

• Receipts

• Submittals

• Equipment labels

• Commissioning reports


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


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


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



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


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


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


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