Arizona Facilities August 2011

IN THIS ISSUE: Homeland Security’s Impact on Commercial Real Estate

August 2011

ARIZONA FACILITIES AUGUST 2011 I 3

10 18

EducationASU provides educational opportunity forfacilities managers

AwardsFacilities managers recognized for contributionto industry

On the cover: Collier Center photo by Roger Ottaway

DEPARTMENTS

AUGUST 2011

FEATURES

6

14

5

26

30

23

12

21

24

Editor’s LetterFacilities managers stay relevant

Operations and MaintenanceFinancial center commits to improvingbuilding operations

Building DesignVisualizing the finished project beforeconstruction starts

SecurityHomeland Security’s impact oncommercial real estate

InteriorsSaving the planet with office furniture;Options for relocating furniture

SolarBuilding owners generate $6,000 offree electricity

Air FiltersImportance of pre-filters and air handlers

Sustainable FacilitiesCollier Center maintains

green operations

Office FacilitiesSundt headquarters built for the future

4 I ARIZONA FACILITIES AUGUST 2011


CONTACTPublisherTravis [email protected]

Managing EditorKelly [email protected]

AdvertisingBrian [email protected]

Art DirectorDoug Conboy

Contributing Writers

ContributingPhotographerRoger Ottaway

Managing EditorArizona Facilities

Arizona FacilitiesPO Box 970281Orem, Utah 84097Office: 801.796.5503Fax: 801.407.1602JengoMedia.com

EDITOR’S LETTER

Cindy BeldtPatricia BewleySusan EngstromDillon HolmesRobert Hoskins

Halleh LondonIan McDowellChris MunnAshton Schwarz

Relevancy is essential to today's property and facilities managers. In an unstable economy,

staying relevant may be one of the most cost-effective ways to improve a facilities' bottom

line and to ensure job security. Training and career enhancement should be an ongoing

process for any facilities professional. Organizations like the Building Owners and

Managers Association, the International Facilities Management Association and the

Institute of Real Estate Management offer a myriad of training opportunities to enhance

skills and to keep facilities professionals relevant. But the opportunities for education

don't stop there.

Universities across the country are recognizing a need among facilities professionals – a

need for a formal education. Historically, facilities management has been a profession that

attracts individuals from various backgrounds, generally business-related backgrounds.

Most facilities professionals fall into the industry quite by accident. This sideways

approach to the profession has been successful for numerous years, but facilities managers

are asking for more in terms of education.

Arizona State University recently took on the challenge to offer facilities professionals a

formal education in their field with the Facilities Management Graduate Program in the

School of Sustainable Engineering and the Built Environment. The program has proven

to be invaluable to its students, most of whom are seasoned professionals between the

ages of 35 and 55. Besides increasing their relevancy, graduates are improving the bottom

line of the facilities they manage and finding new opportunities within the industry. Read

more about the program and the possibility of an undergraduate program on Page 6.

Arizona Facilities is another tool facilities professionals can use to enhance their careers.

Check out our other articles in this issue to learn about the benefits of building

information modeling, solar panels and green practices.

Be sure to read the article on the Collier Center. Management at this Phoenix office

building implemented green practices in 2009 and continues to reap the benefits of being

LEED EBOM Certified (see page 18). The building uses 30 percent less electricity on a

yearly basis after variable frequency drives were installed on the pumps. Nearly $15,000 is

saved annually in water costs with the installation of low-flow plumbing fixtures.

Additionally, day cleaning at Collier Center has lowered operation costs and increased

tenant satisfaction.

Our goal at Arizona Facilities is to provide building owners and managers with the latest

information on news, trends and best practices in the industry. If you have a topic you

would like to read more about, please email me at [email protected]. We would

love to hear from you!

The publisher is not responsible for theaccuracy of the articles in ArizonaFacilities. The information containedwithin has been obtained from sourcesbelieved to be reliable. Neither thepublisher nor any other party assumesliability for loss or damage as a result ofreliance on this material. Appropriateprofessional advice should be soughtbefore making decisions.

Copyright 2011 Arizona Facilities Magazine.Arizona Facilities is a Trademark owned byJengo Media.

Arizona Facilities is a proud partner of:

Greater Phoenix Greater Tucson


Photo courtesy Arizona State University

ASU Graduate ProgramProvides Facilities Management Community

with Educational OpportunitiesBy Kelly Lux

Practices implemented by one

Arizona facilities manager savedthe company a quarter of a

million dollars during a down economy.His research and training as a graduatestudent at Arizona State Universityprovided him with knowledge and skillsto make changes that would improvethe company's bottom line. Uponexecution, this graduate, who had beenwith the same company for 18 years,met the CEO for the first time and wasimmediately promoted. The companyalso gave him the resources to continuehis education at ASU.

As one of 18 graduates from theASU Facilities Management (FM)Program, this particular facilitiesmanager is one of many who received apromotion as a result of practicesimplemented while doing research for agraduate thesis. Working facilitiesmanagers who are enrolled in theprogram are able to take tools from theclassroom and implement them in reallife scenarios.

Besides providing facilities managerswith tools and solutions, ASU's FMProgram has other benefits – both toseasoned and entry-level propertymanagers. For Stephen Georgoulis, vicepresident of the education committeefor the Greater Phoenix Chapter of theInternational Facility ManagementAssociation (IFMA), the master'sprogram raised his stature among otherprofessionals in his field, opened doorsof opportunity within the industry andmade him more aware of the needs inthe profession.

“We have a level playing field now,”says Georgoulis, facility manager with theCity of Phoenix and graduate of the ASUFM Program. “Having a master's degreelends a substantial amount of credibilityto my name. And it has opened atremendous number of doors for me.”

The FM Program at ASU is one ofonly a handful of graduate andundergraduate programs offered in theUnited States. Supporters of theinitiative are excited about the breadthand potential of this particular program.

Inception In 2004, the FM Program was just an

idea. Founders wanted to develop aprogram that would support the facilitymanagement community with

educational opportunities and createnew knowledge in the area of facilitymanagement through research.With thehelp of facilities and building managers,vendors, suppliers, subject matter expertsand professional university faculty, theFM Program was developed.

“ASU and the facilities managementcommunity recognized the potential ofimproving the life cycle performance ofthe built environment and the need forformal education in this area,” saidPatrick Okamura, facility manager offacilities operations at GeneralDynamics C4 Systems and pastpresident of the Greater PhoenixChapter of IFMA.“The initiative was aculmination of research, identifying aneed and developing an academicinitiative capable of supporting thefacilities management profession.”

The 30-hour program was createdunder the Construction ManagementGraduate Program of the Del E. WebSchool of Construction (DEWSC)within the School of SustainableEngineering and the BuiltEnvironment (SSEBE) by a number ofother leaders in the industry and wasexecuted in 2005. Although it can bedifficult to start a new program at anyuniversity, the foundation for the FMProgram had already been built in theConstruction Management Program atASU, making the process smoother.

ImplementationFM students are required to take 10

classes, two of which are thesis classes, toobtain their master's degree. Classeswere originally offered in the eveningsand are now also offered online, makingit easier for working facilitiesprofessionals (who often work 60- to 70-hour weeks) to attend. Topics coveredinclude mechanical and electricalengineering, sustainability, communi-cations, procurement practices, projectmanagement, facilities administration,operations and maintenance, energymanagement, construction methods,legal, finance, space management,contracting and leadership. As part ofthe curriculum, each student is requiredto have a research-rich thesis – anintegral and unique part of the program.

The thesis-based classes requirestudents to do research in their facility


IFMA and ASU

The Greater Phoenix Chapter of IFMAwas instrumental in the development ofthe FM Program at ASU. The association,along with other organizations, wasintroduced and integrated into theprogram to leverage extendedcollaborative efforts, said PatrickOkamura, past president of the GreaterPhoenix Chapter of IFMA.

“This initiated a multi-pronged initiativeintended to support not only the FMcommunity but all other relatedprofessions,” Okamura said. “Wecontinue to seek supporters andstakeholders.”

IFMA of Greater Phoenix Student Chapter,which was developed with ASU studentsin August 2010, has proven to bevaluable for the growth of the FMProgram at ASU. This organization,comprised of approximately 30 members,has helped to pump new blood into theFM Program.

“IFMA is involved with this programbecause they are very passionate aboutgiving back to the community, as wellas educating the future workforce,” saysStephanie Fanger, facilities planner atGeneral Dynamics C4 Systems and co-chair for the IFMA Student Chapter.“Many of the key individuals who havepushed for an undergraduate programare IFMA members.”

Members of IFMA are guest lecturers inthe masters classes and providegrounded and relevant case studies,applications and expertise. Membershave also assisted in the developmentof elective FM courses. Additionally,IFMA has recognized severalinstructors for their work with ASU'sFM Program, awarding them withEducator of the Year, Professional of theYear, Distinguished Member, IFMAFellow and Sheila SheridanSustainability Award.

continued on page 8

of employment. The results of theresearch have been carefully aligned tomeet the objectives of the program.

“From a research aspect, thedevelopment team specifically alignedtheir research initiatives to consider risingattrition concerns, success planning andpreparing FMs of the future to sustainthe profession,” said Okamura. “FMsdeveloped a list of needs and other relatedskills and knowledge that wereconsidered significant and capable ofsustaining the profession.”

Benefits to Facilities ManagersIn the beginning, the program

attracted seasoned professionals whowere looking for a way to enhancetheir career. In fact, Okamura was oneof the first students, entering theprogram in the fall of 2004. He, likemany others, was already working inthe field and met the required 10 ormore years of experience to become are-entry student.

In reality, many FM professionalslack a formal training in facilities

management – entering the professionsideways from other fields. The FMProgram at ASU provides a formalprocess that gives structure andconsistency to facilities managementand for students who want a career inthe maintenance, operation, renovationor decommissioning of existingfacilities. The program is small withsmall classes, allowing for more intimateinteraction between professors andstudents. Additionally, the size of theprogram makes it less intimidating forre-entry students.

Professionals who enrolled in theFM Program realized they had toimprove their skills and needed newtools in order to stay relevant in theindustry. The program addresses theseconcerns while also helping facilitiesmanagers improve their bottom line.

In addition, graduates develop theability to understand and recognize FMapplications, concepts and methodo-logies, Okamura said.They also developthe ability to integrate other relevantconstruction and engineering degreestudies into the profession.

“We see the FM Program as anopportunity for all of the participants inthe life cycle of a facility to understandthe influence of one's actions on theperformance of another,” saidOkamura. “SSEBE's focus onsustainability will allow for all theprofessions (environmental engineers,architects, civil engineers, constructionengineers, managers and facilitiesmanagers) to take an integratedapproach in responding to the needs ofthe society and owners of buildings.”

As it has grown, the FM Programhas attracted younger students who areinterested in the industry. About half ofthe students enrolled in the program areseasoned professionals and half havejust recently received theirundergraduate degree in a differentfield. The mixture of students ismutually beneficial.

“The younger students are morecurrent in technology. The olderstudents are more experienced and havemore knowledge,” said Georgoulis, whowas one of the seasoned professionals inthe program. “They complement oneanother. It's a nice marriage.”

FM Undergraduate ProgramA widening age gap exists in the

facilities management field, saidGeorgoulis, who based his thesisresearch on this idea. A survey of 1,200facilities managers showed that 85percent of those surveyed were age 45or older. Similar numbers were reflectedin the enrollment in the FM GraduateProgram at ASU. Most students arebetween the ages of 35 and 55.

“It was obvious that if we didn'tattract new people to the profession,there was a risk of the professionbecoming absorbed,” Georgoulis said.“We became concerned enough that ifwe didn't create a process, a mechanism,to attract people to the profession, itwas at a risk of fading into the sunset, ofbecoming extinct.”

This is a concern recognized andshared by many in the industry.

“With the increasing complexity ofthe demands faced by facility managersand the lack of a well-formulatedstrategy for attracting new talent to theprofession, we have recognized the needto start a succession plan for theprofession,” says Okamura.

In response to this concern, industryleaders started developing anundergraduate program for facilitiesmanagement. The first class for theprogram, FM Operations andMaintenance, was taught in 2010. TheFM Business Administration class wasintroduced in spring of 2011. Anotherclass, Building Energy Management,will be introduced fall of 2011.Organizers are working with DEWSCto make the program available in itsentirety as soon as possible.

“DEWSC already offers a largenumber of classes that are of interest tofuture facility managers, and thus, it isperfectly positioned to offer a bachelor'sdegree in facilities management,”Okamura said. “We are currentlyworking on defining the curriculum andresearching the economic feasibility of afull-fledged undergraduate degreeprogram in facilities management.”

Organizers are reaching out to theprofessional community of facilitiesmanagement to generate funding for theundergraduate program. In order toformally adopt the program at ASU, thefacilities management community mustsupport the initiative,Okamura said.AF

continued from page 7




Abuilding is more than just a

building, especially when the

general contractor and the

client are one and the same. This

explains why Sundt Companies

thoughtfully considered the many

offices it had built for itself and for

clients when, in mid 2009, it began

designing its new corporate

headquarters in Tucson.

Sundt’s former Tucson office was

built in 1974 to fulfill warehouse,

equipment maintenance, shops, records

storage and other similar uses. Because

most of those functions had been

moved to other locations, the office’s

site and size were no longer suitable for

the 100-person staff.

As it began making a wish list for the

new office, the construction company

worked with Tucson-based WSM

Architects to design a professionally-

focused environment that would be

conducive to collaboration and

employee development. Additionally,

Sundt spent time studying the building

it had constructed in 2007 for its

Tempe-based office, the principal

subsidiary.The goal? To create a modern

working environment for Tucson

employees that would include all of the

features found in the Tempe facility.

Sundt broke ground on its new

Tucson building in spring 2010,

completing construction in March 2011.

The 47,000 square-foot office – which is

comprised of 21 percent recycled

materials, was built with 91 percent of

construction waste being recycled and

has been submitted for LEED Gold

certification – meets the needs of

present-day employees while anticipating

those of the future. More than 37,000

square feet are dedicated to office space,

conference rooms, as well as training

rooms, a break room and a fitness center.

Meanwhile, 950 square feet are used by

the company’s Care Here wellness clinic.

The remaining 9,000 square feet will be

leased to tenants.

Not only is the setup favorable for

the employees who work in the building

but also for those who take care of it.

The office is sustainably designed and

maintenance-minded.

Planning and Design Since 2007, Sundt has been using

Building Information Modeling (BIM),

which makes facility design and

construction more efficient and easier to

maintain over the lifespan of the

building. Like all BIM models, the one

for the Tucson office contains a wealth of

data that can be tapped into using FM

and O&M tools. The facility’s model

serves as a web-based graphical interface

between a central database and existing

management tools. This means that no

matter where they are, facility staff can

use their tablet PCs and PDAs to access

commissioning documents, O&M

manuals, building control system,

warranties or maintenance records.

While BIM makes it more

convenient to solve the types of issues

that arise now and again, the Tucson

office layout also considers the everyday.

Recycling stations in each work station

encourage employees to recycle in their

work spaces daily and make it easy for

cleaning staff to empty bins nightly.

Also, for the health of all and the

environment, only green cleaning

products are used throughout the

building. The crew also uses special

vacuums with high-efficiency filters,

microfiber cloths for dusting and

cleaning and flat mops with microfiber

pads for mopping.

Location, Siting and LightingLocation is everything, always. The

new Tucson office space is situated near

commuting freeways, reducing

employees’ transportation time and

CO2 emissions associated with that

travel. Also, the building’s location on

the site bears in mind energy

requirements, something especially

important in an extreme desert climate.

The north and south sides of the

New Office Offers Highly-Sustainable Working EnvironmentBy Ian McDowell

building feature more glass than the

east- and west-facing walls; and curtain

walls on exterior faces help reduce

radiant heat gain, as does a light-

colored exterior and roof and a

horizontal two-story plan (versus a

more vertical one).All of these elements

are geared to reduce the load on the

cooling (and heating) system and save

operating costs for the facility.

In addition to reflecting desert heat,

the design aims to reflect sunlight,

though not completely. Light shelving

on the south side of the building helps

minimize exposure while maximizing

daylighting. Having adequate natural

light in the work spaces lessens need for

interior lights, which in turn, saves

energy and results in fewer light

replacements. Also, all interior lighting

is automated, and stepped dimming

ballast lights allow for lower lumens

when necessary.

Heating, Cooling andTechnology Systems

A majority of maintenance calls tend

to do with temperature. Given that fact

– and the fact each employee interprets

hot and cold differently – there’s much

to be said for individualized temperature

control. The Tucson office’s under-floor

air distribution (UFAD) system allows

for customized control thanks to

adjustable floor-based registers that can

be aimed toward or away from office

occupants. This system results in fewer

maintenance calls, fewer complaints and

reduced energy use. UFAD – in

conjunction with the central plant with

an energy-efficient chiller, natural gas

heating, dual-pane glass windows and

motion-controlled lighting – helped

decrease the building’s energy use by

approximately 25 percent.

The same raised floor system that

accommodates UFAD also houses

technology plug-ins, thereby creating

flexibility with regards to office

configurations. Thanks to pre-

engineered power and data whips with

plug-and-play distribution functions, it

is possible to manipulate offices and

add/delete walls overnight without

requiring technological changes or

disrupting the HVAC system.

Material Selection Some flooring applications require

replacement every few years, but Sundt

took a long view, opting to pay more up

front to install a polished concrete floor

that has a 20-year lifespan and easier

maintenance. In areas where carpet was

warranted for sound diminution, the

company went with recycled-content

carpet tiles that are easy to care for and

switch out.

Water SystemsLow-water-use landscaping and

low-flow fixtures may not seem like a

big deal, but over time, the incremental

differences add up to significant savings

– or waste – in terms of costs and

resources. Having been in its last

building for nearly four decades, Sundt

again took a long view. The Tucson

facility features desert vegetation, low-

flow fixtures throughout, and men’s

bathrooms boast waterless urinals to

reduce water use and maintenance.

Together, these steps reduced the

building’s annual water consumption by

123,745 gallons, nearly 50 percent less

than a comparable building with

standard features. The office also

features a reverse-osmosis water

filtration system, offering an on-

demand purified water sources

throughout and eliminates the need for

bottled water – saving an estimated

15,000 bottles of water each year.

Ian McDowell, LEED AP, is the

corporate director of sustainability and the

preconstruction manager for the

Southwest Division at Sundt

Construction, Inc. Ian can be reached at

480.293.3000 or

[email protected]. AF



Biltmore Financial Center has

taken a leading role in

sustainability in Phoenix.

Located on the Northwest corner of

24th Street and Camelback Road, the

campus has made a commitment to

improving building operations and

maintenance through the implemen-

tation of multiple sustainability

measures over the last five years. Using

the guidance embodied in the

USGBC LEED rating system to select

the best strategy, operational improve-

ments and cost saving measures are

already paying off.

Biltmore Financial Center consists

of three buildings over 10 acres of

land, developed in the mid-late 80s.

Property ownership engaged a

building sciences consulting firm to

start strategizing and planning for

sustainability improvements in 2008.

Transwestern, the property manage-

ment firm for the site, worked with

Chelsea Group to develop a plan to

make the necessary upgrades to the

campus to exceed the standards

currently set for a typical modern-day

office campus. It has been a team

effort throughout.

The first phase of planning in 2008

consisted of a LEED gap analysis

assessment to determine the

potentials for performance improve-

ment and the feasibility of LEED

Certification for each of the buildings

on the campus. This gap analysis was

then followed up by an energy audit

to determine any additional potential

savings in operations. The consulting

firm continued to work with

Transwestern to implement a

sustainability management program

which included the development of a

“Sustainability Roadmap” and a 10-

year capital expenditure plan based on

the findings.

The property management team has

decided to pursue LEED Certification

for two out of the three buildings on

campus, and all three buildings

obtained the Energy Star label in 2010

with scores of 91, 92 and 94.

The campus underwent a

plumbing fixture retrofit for phases I

and II in 2010, which is anticipated to

save approximately $7,500 and

895,000 gallons of water annually.

The property has also been in the

process of replacing their landscaping

By Chris Munn

with xeriscaping, to dramatically

reduce the water usage associated

with irrigation at the site. The recent

installation of additional sub-

metering for their irrigation will help

to more quickly and easily identify

and resolve any issues that occur in

their irrigation system.

Transwestern completely replaced

all of the cooling towers on campus,

outfitting the new units with variable

frequency drives and high premium

efficient motors. The boilers at all

three buildings have also been replaced

in the last three years.

Lighting retrofits in both the

parking garage and balconies are

anticipated to save the campus

approximately $6,000 annually, and

the property has further plans to install

photocell control on all outside

lighting in 2011. Biltmore Financial

Center is also in the process of

upgrading their energy management

control systems in all three buildings to

Alerton’s BACtalk (BACnet open

protocol) EMCS in 2011.

The property has been in

conversations with their waste hauler

to discover additional opportunities for

waste diversion, based on the results of

a waste stream audit that was

conducted on the campus.

Implementation of a campus-wide

battery recycling program, as well as an

electronic waste recycling program,

began in spring 2011.

On April 22, Biltmore Financial

Center held an Earth Day event to

increase tenant awareness of green

practices, as well as to promote

sustainability. Many of the building’s

vendors attended the event, which

included distribution of educational

resources for building tenants.

Hundreds of employees came to the

event, which consisted of a barbeque in

the shady park located next to the

campus. During the event, attendees

were surveyed to provide feedback on

their office comfort, as well as their

commuting behavior. The property

plans on using the survey results to

improve the comfort and satisfaction

of the campus employees based on

their feedback.

Transwestern and the Biltmore

Financial Team have taken a leading

role in addressing some of the most

critical issues in the Phoenix area.

Biltmore Financial Center has

implemented measures to reduce water

usage, energy usage and to divert waste

at a higher rate. The property

anticipates achievement of LEED

Certification of the first two buildings

on the campus in mid-2011.

Chris Munn is a LEED-AP and

the director of national operations for

Chelsea Group, Ltd, a building sciences

consulting company. He can be

reached at 480.518.6149 or


operations and maintenance



Six individuals and three

companies were recognized bythe Greater Phoenix Chapter of

the International Facility ManagementAssociation for their contributions tothe facility management profession andthe association.

“They are all standout members ofthe Greater Phoenix Chapter ofIFMA,” Ted Ritter, past president ofthe local IFMA, said of the individualswho received awards at the EighthAnnual Awards of Excellence in June.“The awards accurately reflect membersand companies who have made adifference this year.”

The President's Award is given tochapter members whose leadership andexample impacts the industry as awhole. Their efforts have truly goneabove and beyond in service to IFMAand to the facility managementprofession, said Alex Duggan of theGreater Phoenix Chapter of IFMA.These individuals are selected by thethen-chapter president, Ritter, andapproved by the board.

Chad Ridenour, owner of Turn It OnElectric, and Stephanie Fanger, facilitiesplanner with General Dynamics C4Systems, both received the President'sAward. Both individuals have beeninstrumental in promoting the GreaterPhoenix Chapter of IFMA, said Ritter.

Ridenour is an electrical contractorwho has been with IFMA forapproximately three years. He joinedthe Membership Committee to becomemore involved with the members. Hisinteraction with other professionals inthe industry has been quite beneficial tohis company, he said. Members havebeen more than willing to give advice,share insight and encourage his success.

“The guys and gals at IFMA arewonderful people. A very dynamicgroup that plays hard and workshard,” Ridenour said. “They are mykind of people.”

Fanger, who has been a member for

about two years, would agree.

As the co-chairperson for the Greater

Phoenix Student Chapter of IFMA,

Fanger is a liaison for students. Helping

to get the Student Chapter off the

ground, Fanger said she enjoys working

with the approximately 30 students in

the chapter and connecting with the

seasoned members. Her work with the

Student Chapter was the reason Ritter

nominated Fanger for the award.

Ritter nominated two other

members for Special Recognition

Awards: Tom Cruz, president of Office

Space Solutions, and Helen Hall,

Phoenix operations and maintenance

manager for ON Semiconductor.

As the Programs Committee Chair,

Tom Cruz has been responsible for

providing quality programs, tours and

event speakers for members of the

Greater Phoenix Chapter. His service

on the Programs Committee was

recognized with a Special Recognition

Award.

Helen Hall is the treasurer for the

Greater Phoenix Chapter of IFMA.

She has been a member since 2008,

joining the organization to network

with peers. She initially joined the

Membership Committee to get to

know everyone in the chapter

personally. In 2010, she became the

secretary, and in 2011 she became

treasurer. She has enjoyed her time with

IFMA and was flattered by the award.

Rick Corea, manager of ON

Semiconductor's North America

Facilities and Greater Phoenix Chapter

immediate past president, said Hall was

well-deserving of the Special

Recognition Award.

“Helen is the best operation and

maintenance manager I have ever had

the pleasure to work with,” Corea said.

“The fact that she is a successful as a

woman in a traditionally male

profession speaks volumes to her drive

and ability. She is an outstanding

organizer, motivator and manager.”

Stephanie Fanger

Chad Ridenour

Trade Association Recognizes Members forContribution to Facility ManagementBy Kelly Lux

2011 Awards of ExcellencePresident's Choice Awards

Chad Ridenour,Turn It On ElectricalStephanie Fanger,

General Dynamics C4 Systems

Special RecognitionHelen Hall,

ON SemiconductorTom Cruz,

Office Space Solutions

Member Choice AwardsAssociate Member of the Year:

Dan Urioste, Square CareProfessional Member of the Year:

Rick Corea, ON SemiconductorAssociate Company of the Year:

Knoll and Commercial Service SolutionsProfessional Company of the Year:

ON SemiconductorCommittee of the Year:

Social Events


Corea was also recognized for hisoutstanding efforts with the GreaterPhoenix Chapter of IFMA and thefacility management profession withthe Professional Member of the YearAward, one of the Member ChoiceAwards. The Member Choice Awardsare given to members who have made asubstantial impact on the success of thelocal IFMA chapter and the facilitymanagement profession, as decided byother members.

Corea has been a member of theGreater Phoenix Chapter of IFMA forseven years. He served as the secretaryto the board of directors, then presidentof the Phoenix chapter, immediate pastpresident and again as president. Healso helped to start the Student Chapterwith ASU.

“I am very proud to have been votedin by my peers,” Corea said. “As a facilitymanager, I find being an IFMA memberquite rewarding. It allows me to networkwith like-minded professionals to discussshared issues. This sort of benchmarkingdefinitely gives me a competitiveadvantage when it comes to my job.”

ON Semiconductor, a supplier ofhigh performance silicon solutions forenergy efficient electronics, alsoreceived an award – Professional

Company of the Year. The company isone of the largest employers in the areaand is very involved in the community,said Duggan. The company's largefacilities and worldwide presence makesthem a natural fit for IFMAmembership, with several of theiremployees being longtime andsignificant members of IFMA Phoenix.

“I believe ON Semiconductorembodies the spirit of what a professionalcompany strives to be,” said Corea.

Ritter added, “From my perspective,and I think that of many others, thisorganization's dedication to ourIFMA Chapter has been exceptionalfor many years.”

Member Choice Awards were alsogiven to Dan Urioste, a sales associatewith Square One, as Associate Memberof the Year, Knoll and CommercialService Solutions as the AssociateCompanies of the Year, and as theCommittee of the Year, Social Events.

Urioste has been with the GreaterPhoenix Chapter since 2005. Hisinvolvement has included the ProgramsCommittee chair, the vice president anda member of the LEED Peer Group.

“Receiving this award was veryhumbling,” Urioste said. “There aremany associate members who give a lot

all year long. I felt very honored.”

Julie Marchus, regional business

development manager for Executive

Management Services and chairperson

of the Social Events Committee, was

pleased with the special recognition

given to the Social Events Committee,

saying, “It has been the icing on the

cake for the time I've been an IFMA

member.”

Knoll designs and manufactures

office furnishings and textiles, with a

6,500 square-foot showroom in

Phoenix. Commercial Service Solutions

offers commercial floor care, with more

than 25 years experience in the floor

care and installation service industry.

Winners were recognized during an

awards ceremony at the Wyndham

Phoenix on June 16. These and all

members of the Greater Phoenix

Chapter of IFMA have been beneficial

to the facilities management profession

as a whole, said Urioste.

“IFMA Phoenix Chapter has always

been a progressive chapter with lots of

energy,” Urioste said. “It is a

professional organization that carries a

lot of respect.” AF

World Workplace 2011Workplace professionals from around the world will meet inPhoenix to analyze the trends and new products impactingtoday’s built environment during the International FacilityManagement Association’s World Workplace 2011 Conferenceand Expo, Oct. 26-28 at the Phoenix Convention Center.

An educational and networking conference for facilitymanagers and those in related fields, World Workplace bringsindustry leaders from the world’s top business andgovernment organizations together with educators andexhibitors to focus on the future of the work environment.Now in its 32nd year, the conference will feature more than60 educational sessions and new product demonstrations bymanufacturers from across the globe.

Delivering the conference’s opening keynote address will be BjørnLomborg, a noted business and environmental academic andauthor. Lomborg will lecture on his new book and DVD “Cool It –The Skeptical Environmentalist’s Guide to Global Warming.”

Noted motivational speaker, entrepreneur and philanthropist

Christopher Gardner will deliver the conference’s closingkeynote presentation with his speech “Start Where You Are,”an uplifting message in which attendees learn how totransform themselves through adversity and make positivechanges in their lives.

World Workplace will also offer attendees a glimpse into thefuture of the workplace, as they get the first look at the newproducts and services debuting in 2012. The conference’sexpo floor will feature more than 280 exhibitors.

Complementing the expo will be World Workplace 2011educational sessions. Organized into 11 topic areas, thesesessions offer facility professionals the continuing educationcourses they need to keep their professional certificationscurrent and meet the challenges posed by today’s workplace.

Conference attendees can add to their Phoenix experience byattending any of five different facility tours throughout the city.

To register or learn more about the conference, visitwww.worldworkplace.org or www.ifmaphoenix.org.




By Kelly Lux

Since becoming Arizona’s

first privately-owned, multi-tenant existing building to

receive the U.S. Green BuildingCouncil’s LEED ExistingBuildings Operation and Main-tenance Certification, Collier

Center has continued toimplement sustainable practices in

its operations — practices that wereinstrumental in earning the buildingThe Outstanding Building of theYear Earth Category Award from theBuilding Owners and ManagersAssociation International in 2010.Photos by Roger Ottaway


“We put a lot of hard work into bothLEED and the TOBY,” said Jami E.Vallelonga, real estate manager with CBRichard Ellis’ Phoenix office. “I was sonervous sitting at the table whenBOMA was announcing the winner inthe Earth Category. I knew we had agreat building, but the competition wastough. When they announced CollierCenter, I was shocked.”

Although CollierCenter has beenrecognized locally andnationally for thesustainability practicesimplemented there,CB Richard Elliscontinues to adhere toenv i ronmenta l l y-friendly guidelines,ensuring the buildingis continually com-pliant with LEED

(Leadership in Energy and Environ-mental Design) standards. CollierCenter is maintained at a level that theowners, GE U.S. Pension Trust, couldre-certify for LEED at any time.

On a monthly basis, the manage-ment staff, including Vallelonga, fourbuilding engineers and two assistants,revisits the sustainability policies,written in 2009 during the LEEDCertification process, to ensureoperations and vendors are still meetingLEED standards.The staff brainstormsnew ideas to make the building moreenergy efficient, reviews water andenergy consumption and discussesrecycling measures, Vallelonga said.

Essentially, the 23-story, 567,163square-foot Collier Center is operatedon the same sustainable practices thatwere implemented in the building inOctober of 2007 around the same timethat Vallelonga was named the propertymanager of the facility. Managementhad to start from scratch, as far assustainability was concerned, sinceCollier Center, built in 2000 by OpusConstruction, was not designed to begreen or to meet LEED standards.

“LEED was on the tip of everyone’stongue at CBRE when GE purchasedthe building in June 2007 from OpusCollier,” Vallelonga said. “GE is aninnovative thinking company that knew

where they wanted to take the building.”As the property management

company, CB Richard Ellis was also adriving factor behind the greening ofCollier Center.

“CBRE is among the greenestcompanies in the United States,” saidAfton Trail, managing director ofCBRE’s Asset Services Division inPhoenix. “We are committed not onlyto minimizing our impact on theenvironment, but to assisting our clientsin doing the same at their properties.Collier Center’s LEED EBOMCertification is but one example of ourcommitment to lead the industry inenvironmental sustainability.”

Before embarking on the LEEDEBOM Certification process for thebuilding, Vallelonga acquired LEEDAP Certification in 2008. Then, inJanuary 2009, the management teambegan the nine-month process ofcertifying Collier Center, receiving thecertification in September 2009.

“The owners were extremely happy,”Vallelonga said. “We were able to savemoney for the owners and the tenants.In fact, the changes we made directlyimpacted tenants’ operating expenses.”

Meeting LEED EBOMrequirements began in 2008 with theinstallation of variable frequency driveson all of the pumps to monitor andcontrol building systems such as heating,cooling, ventilation and lighting. Thebuilding’s electricity consumption wasreduced by 30 percent or 2.7 millionkWh from 2008 to 2009 from thatupgrade alone, said Vallelonga.

Management reprogrammed theenergy management system, operatingthe building on standard businesshours. Day cleaning was implemented,improving day-to-day operations andreducing energy consumption duringthe nights. Plumbing fixtures wereretrofitted with 0.5 GPM aerators,resulting in 717,727 gallons of waterand nearly $15,000 in water costssaved annually.

These upgrades, Vallelonga said,were inexpensive compared to the costsavings resulting from sustainablepractices. One of the more expensivefeatures were the seven, 10-foot matspurchased for the public entryways to

minimize the introduction of soil andother contaminants into the facility.Another consequential expense wasthe cost to file for LEED Certification— a cost Vallelonga said could beavoided if building owners wish toimplement sustainable practiceswithout the certification.

“There is no reason that buildingowners and property managers can’tadopt policies to have their operationsbe more sustainable without obtainingthe LEED Certification,” Vallelongasaid. “Sustainable operations just makesense, not just for the environment, butfor the bottom line. If you could spend$20,000 to save $300,000, well, that’s ano-brainer.”

Hiring a consultant to manage the“very intensive” paperwork was theother significant cost in thecertification process, Vallelonga said.But the benefit of having someone dealwith the virtual red tape was well worththe expense, she said.

“To try and do this on your own iscumbersome,” Vallelonga said. “It willtake probably three times longer than ifyou have someone to work with whoknows the process.”

Additionally, CBRE’s SustainabilityPrograms Group provided consultingservices to Collier Center, helpingmanagement navigate the LEEDEBOM Certification process.

Getting 14 tenants and numerousvendors on board was also helpful incompleting the certification andcontinuing with sustainability efforts,Vallelonga said. Tenants were asked tochange how they dispose of trash and torecycle more. Management maderecycling easier by subscribing to single-stream recycling. Products that arerecycled at Collier Center includepaper, newspapers, magazines, cans,plastic bottles, batteries, lamps, ballasts,computer equipment and constructiondebris. The day cleaning crew helps tomonitor tenants’ recycling efforts. Andthe waste management companyprovides quarterly reports of recyclableswaste versus non-recyclable waste.

Other team members in thecertification process included MichaudCooley Erickson, the consulting energy

continued on page 20


Day Cleaning at Collier CenterBy Kim Jarrett-Kann

In today’s market many property managers are looking forways to reduce costs while making their facilities more sustainable.One way that is being accomplished is by changing the janitorialservices from night cleaning to day cleaning. The cost savings arelarger than most people realize, and the word is out — daycleaning is on the rise.

In 2009, Jami Vallelonga of CB Richard Ellis partnered with ISSFacility Services to make the transition to day cleaning in the 24-story Collier Center. Converting a multi-tenant Class A officebuilding to day cleaning had not been done before in the Phoenixdowntown market. The challenge was on.

Meetings were coordinated with all of the tenants to get theirapproval on the change. The cleaning team prepared marketingmaterials, such as flyers, posters for display in the lobbies, tabletents for the break rooms and email reminders, to inform tenantsof the transition. The night before the transition, a boxed CFLlight bulb with a reminder note was left on everyone’s desk.

The cleaning team was on hand daily during this transition toadjust schedules and tasks as needed for each tenant.

“The day cleaning program has been in place on our floors forover two years, and the bank associates are pleased and have

responded well to the routine,” commented Jerry McMullen, seniorproperty manager of Jones Lang LaSalle with the Bank of America.“Aside from the courteous staff, I believe the program to be a bigsuccess due to the amount of electrical cost savings. As with allnew ventures, there was some tweaking in the beginning, but theCBRE team has been very accommodating and was able to makethe changes to meet our needs.”

The program is a complete success and continues to be anexample to many who questioned the idea of day cleaning amulti-tenant building. Day cleaning is responsible for a 42 percentkWh lighting reduction and a 15 percent reduction in energy costs.Using new technology like low decibel vacuums, propercoordination and scheduling, the partnership between propertymanagement and the janitorial company makes this not onlypossible, but a step in the right direction in reducing a building'scarbon footprint.

To learn more about day cleaning and partnering withISS Facility Services, contact Kim Jarrett-Kann at602.222.2543 or [email protected].

engineer, ISS Facility Services, janitorial

service provider, Maintenance Mart,

janitorial and maintenance supply

company, Integrated Landscape

Management LLC and Trane Service

Group, mechanical contractor.

“We have some amazing vendors

who work with us,” Vallelonga said.

“They embraced what we wanted to do

and made sure that the changes

benefited tenants, the building owner

and the environment.”

Now, sustainability is practiced in all

maintenance operations at Collier

Center — even the exterior of the

building, which is not entirely part of

the LEED Certification, is cared for

with sustainable practices, Vallelonga

said. Low-watt bulbs are used in the

exterior lights. The plants, which are

100 percent native, are watered by hand

or drip line. For daily maintenance of

the plaza, brooms are used instead of

power blowers, minimizing the cost of

electricity and gas. Power washing

chemicals are Green Seal Certified.

“The building’s LEED EBOM

Silver Certification, Energy Star ratingof 92 points and successfulimplementation of a day cleaningprogram are among the key achieve-ments supporting our initiatives atCollier Center,” said Rob Jones, vice

president of GE Asset Management.“We are extremely proud of this award,and all that Collier Center hasaccomplished to further green buildingpractices in Arizona.” AF


What is BIM?Building Information Modeling

(BIM) is a type of intelligent designprocess that allows for complete three-dimensional representation of thephysical space and functionalcharacteristics of a facility. Theseprograms facilitate coordination of alltrades during the design andconstruction phases. This is done bymoving what used to be coordinated inthe field during construction, to beingdigitally analyzed and coordinatedwithin the respective designconsultants’ offices during design.

With BIM, an owner can reviewmultiple design scenarios anddetermine the most beneficial optionsavailable for their building. Architectsand engineers are able to design using a3-D BIM process rather than typical 2-D, allowing for greater accuracy indesign and constructability. All partiesinvolved in a project have access to arendered model to see the finishedproduct throughout the design processbefore construction even begins,allowing the team to visualize, simulateand ultimately improve theperformance of a building.

Who is Using BIM and Why?Estimates suggest that half of the

industry is now using BIM or BIM-related tools. Architects and engineersuse BIM to help them justify andimplement their sustainability goals,while contractors use BIM forcoordination and as a reliable cost

estimating tool. Providing a progressiveapproach to design and construction,experience with BIM projects providesdesign and construction companieswith an advantage over theircompetitors and aids in the design andpotential cost saving measures of morecomplex projects. Owners want to savemoney, designers want to maximizetheir energy efficient designs, andcontractors want to minimize fieldchanges. BIM provides a winningstrategy to accomplish each of theseinterrelated project goals.

Clash DetectionSome BIM software can provide an

important tool for clash detection orinterference checking. When a team isworking on a BIM project, all partiescan combine their design models withinone central project model that isupdated on a regular and frequent basis.By doing this, the intelligent component

of the program can tell the designerswhere there are conflicts or “clashes.”

“After working on a project in Revit,we feel more comfortable with how thecomponents of our design will fit withinour clients’buildings. Being able to have aweekly clash detection meetingconsistently reminds us of the areas thatneed more attention and allows us towork through any issues before thedrawings arrive in the hands of thecontractor,”said Mo Ardebili,president ofEnergy Systems Design.This process canbe effective, saving time and money thatwould have been spent on field changes.

BIM, Energy Modeling andSustainable Design

The ability to evaluate differenttypes of design practices andsustainable design measures is anotherimportant component of BuildingInformation Modeling. For example,


Building Information ModelingVisualizing the Finished Project Before Construction StartsBy Halleh Landon


The most common uses for BIM are to analyze:• Whole Building Energy Use – calculate LEED points, calculate utility and government

rebate values, cost analysis and overall energy reduction percentages• Lighting and Daylighting Analysis – calculate LEED points, evaluate quantity of

artificial light required vs. natural light• Energy Code Compliance – quantify what is required to comply with code and how

it relates to other building design factors• Natural Ventilation Analysis – evaluate amount of equipment that is required when

incorporating natural ventilation, indoor air quality and thermal comfort• Renewable Energy – incorporates effects of solar, wind, hydropower, geothermal, etc.• Equipment Selection – sizing, qualifications and constructability


changes to various architecturalsystems can have numerous effects onmechanical, plumbing and electricalsystems. Three-dimensional modelingcreates a comprehensive view into thephysical operation of a building. Thisallows the designers to test outalternative design strategies to attainhigher operational efficiency andperformance. 3-D modeling of thevarious building systems can reducematerials usage by highlighting thebest and most practical routing andinstallation methods. A building spacecan also be maximized and utilized in amore efficient manner. Anotherimportant factor in the sustainability ofa project is creating a baseline ofexpectations of how your buildingshould perform after construction iscompleted. BIM also adds animportant value to a building’s siteselection and its effect on theenvironment and its surrounding areaby analyzing how it will tie into the

existing infrastructure or how its size,

shape and orientation will affect the

final design.

When considering a new design or

renovation of your own facility, BIM is

an invaluable tool which allows you to

make informed decisions during the

design, research and development

phases of a project. It has proven to save

time and money for the owner, design

professionals and contractors, making it

a priority in efficient design and

construction. In the complex world of

the built environment, minimizing

headaches by means of thorough design

investigation is the key to a successful

project. BIM has become a clear leader

in this process and should be standard

practice in future projects.

Halleh Landon is a vice president and

electrical engineer at Energy Systems

Design, an MPE engineering f irm. She

can be reached at 480.481.4900. AF

Case Study:SRP Project AdministrationBuilding, Phoenix, ArizonaEnergy Systems Design recentlycompleted a central plant upgradeproject for SRP. The project utilizedBuilding Information Modeling. Whilelocating the new cooling towers inREVIT, they noticed the cooling towersneeded to be raised up to providespace below for the new piping. Withinthe model, they placed the coolingtowers on steel risers to provide extraclearance. Before construction, therewas discussion regarding the risers,and in the beginning, their installationwas deemed unnecessary.

“We explained to them the relevance ofthe risers, reviewed the model, andthey were installed. Without a three-dimensional model, we may haveoverlooked that issue,” said ChadEggink of ESD.

continued from page 21 building design

Commercial real estate works

with the Department ofHomeland Security in ways

most people don't know. For example,in Phoenix, a high-rise buildingdowntown must get clearance fromHomeland Security to install a sign ona building. If you want to use ahelicopter in the replacement ofmechanical components, such ascooling towers or chillers, DHS needsto approve that as well.

DHS is involved to ensure safetyand security needs are addressed.Sounds complicated. But that is theworld we live in now. Since Sept. 11,2001, we have all become more seriousabout protecting the buildings we workin, do business in and live in.

Property managers in Phoenix havejoined forces with other cities and otherstates to network on the latestinformation that can help them toprotect their buildings and keep themsecure and operationally safe in case ofa terrorist attack. A lot more diligence isshown when conducting buildingevacuations. Gone is the old fashionedfire drill, and in its place a more holisticemergency evacuation as we plan for alltypes of threats.

The Department of HomelandSecurity has websites to help propertyowners and managers recognize manythreats. The National TerrorismAdvisory System tells when there arethreats, what type of threat and where.It has taken the place of the oldHomeland Security Advisory Systemthat had color-coded threat levels. TheNTAS can alert you through email,Twitter and Facebook. You can watchfor alerts at DHS.gov/alerts and atDHS.gov. Sign up for their blog,newsletters or any way you prefer to getnews and updates. As communicationstechnology is changing, so is thegovernment adapting to ensure we are

as zeroed in as we want to be.The Building Owners and

Managers Association of GreaterPhoenix has its own committeededicated to making sure theirmembers have the latest information onsecurity procedures, guidelines forevacuations, etc. Most members of thiscommittee read the DHS blog and areinteractive with the department'svarious hotlines offered on theirwebsite. It has really changed the wayproperty managers and owners look attheir buildings and the relationship ofthose buildings to the community as awhole.

The Department of HomelandSecurity works with local agencies toprovide training that gets passed on tobuilding owners as well. Lawenforcement is involved with DHSfrom border protection to the e-verifyprogram. DHS is involved in our localcommunities, helping all propertymanagers and owners to in turn educatetheir tenants, vendors and clients onwhat to do in the case of an emergency.

The new citizens program “SeeSomething, Say Something” is keepingall residents on alert and can really helpproperty managers in updating theirtenants with what to watch for.Tenantsare always asking managers howemergencies are handled and what todo if there are suspicious personsaround their premises. Due to DHS, wehave all been able to update ouremergency evacuation plans and createemergency response guidelines for ourtenants to follow. Their website is afountain of information from which wecan pull all types of resources.

While the help from DHS has beenan invaluable tool in dealing withpotential threats to our tenants andbuildings, it would not have beenpossible without assistance from thefederal government.

A sad note to end this article:

Phoenix is losing $3 million in federal

grant money designed to help respond

to and prevent terrorist attacks in the

city. There was a grant called the urban

areas security initiative which was

recently reduced as part of larger budget

cuts that eliminated more than $780

million in grant monies from the

federal budget. Many cities used that

money for training and security

exercises to keep their cities on alert and

ready for any type of threat.

Susan Engstrom is a senior real estate

manager with ACP Property Services,

LLC. She can be reached at 602.274.4433

or [email protected]. AF


security

Homeland Security’s Impacton Commercial Real EstateBy Susan Engstrom


In these times of economic

fluctuation, few would think of

turning to their local office furniture

store for predicting shifts in the market.

“I can tell you there is a glimmer of

light at the end of the tunnel,” said

Robert Strauss, president of Arizona

Office Liquidators and Designs. Strauss

is referring to Arizona’s economy and

how this positive future can be predicted

based on the number of companies

currently purchasing office furniture.

“We can always tell when things are

beginning to turn around. Since we not

only sell new but also buy and sell pre-

owned furniture,we know that when the

sales of furniture increase, it signifies

better times ahead for the Valley.

Inversely, when our warehouse starts

overflowing, we can assume with

confidence that the Arizona economy

will soon see a downward trend.”

Strauss feels that not only is the

office furniture business a good

indicator of economic trends but its

increase in sales also foretells new

businesses soon to be debuting on the

scene. For instance, there is currently

substantial growth in companies dealing

with electric charging stations and solar

power. The healthcare and education

industries are also experiencing growth.

Trends of office furniture have

historically been slow to change.

Recently, however, the trends have

started to gain momentum.

“We are seeing substantial changes in

systems furniture configurations, wood

finishes, sustainability and ergonomics,”

Strauss said. “Companies are beginning

to move toward more collaborative and

modern work spaces. Low-height

dividers in place of cubicles between

employees help to facilitate interactive

communication along with more casual,

spontaneous brainstorming and idea

sharing. Breakout meeting areas are

becoming a fixture in the workplace to

encourage more teamwork and foster

creative thinking. There is less demand

for the old school style of office design.

The current concern is establishing an

environment that is comfortable,

productive and mobile. Flexibility is key,

along with the necessary setting to make

that happen. In order to promote

creativity, the design in itself must be

creative.”

This is the innovative change

necessary to push the economy in the

direction of growth. Recent increases in

furniture sales confirm this notion.

Due to the popularity and benefits of

becoming LEED certified, both

consumers and manufacturers are more

concerned with the environmental

impact of their furniture.This has led to

some interesting changes. Office

manufacturers have returned to the

drawing board to design products that

can meet the public’s demand for being

environmentally friendly.

Like looking at the nutrition facts on

the back of the box, businesses are

concerned with what materials their

furniture is actually made of. One

popular method of meeting LEED and

green standards is buying pre-owned

office furniture. In essence, buying pre-

owned means recycling it in place of

perpetuating the demand for using new

materials and energy.

“There has always been a market forpre-owned office furniture due to thereasonable pricing, but recently we haveseen an increase in demand, and we feelthere is now a growing appeal because ofthe green aspect as well,” Strauss said.

New and pre-owned furniture salesare certainly on the rise. There is anabundance of great deals out there. Frommanufactures being highly competitivewith their new lines to all that pre-owned furniture, there is a lot on themarket. While this considerable varietyexists due to market pressures and theeconomic downturn, Strauss returns tohis glimmer of hope. He is encouragedby the recent and steady increase in sales.This signifies the beginning of theArizona economy bouncing back. Therevitalized market brings with it achange toward the creative aspect ofoffice design and a serious effort forbusinesses to go and stay green.

There is an influx of new businessesonto the scene. This new generation ofbusinesses has reinforced the attitude ofbeing cost-conscious while still taking intoconsideration the environmental impact.

“Green is in,” said Strauss. “In placeof classifying it as pre-owned, we shouldreally consider calling it ‘NextGeneration Green.’”

Ashton Schwarz graduatedfrom the University ofColorado with a degree incommunications. She is afreelance writer forArizona Office

Liquidators and Designs. They can bereached at 602.437.2224. AF

Predicting the Future with Office FurnitureBy Ashton Schwarz


interiors

Options for Relocating FurnitureBy Cindy Beldt

Many businesses and educational organizations are

looking more closely at their budgets — especiallywhen it comes to an office move. With the price of

office space being at record lows, many are considering movingor buying due to the lower cost of real estate.

After finding the right commercial property, organizationsneed to determine what they take with them.This is especiallytrue when it comes to office furniture. Typically, there are fourmain options to choose from, each with pros and cons.

Relocate Existing FurnitureTearing down existing workstations and relocating furniture

to a new facility may seem a bit overwhelming, but with properplanning and the right people behind you, it’s a good option.

Pros: If your furniture is in good shape, there is little to nonew investment in workstations although some new furnituremay be added to fill gaps.

Cons: Employees work can be interrupted duringtransition.The existing furniture limits how the new space canbe configured. There may be higher implementation costassociated with the tear down of the existing workstations,palletizing the inventory, shipping to new location and thenreinstalling the stations.There can be unexpected costs if itemsget damaged and need to be replaced.

Install New WorkstationsPros: The new workspace can be fully built and ready for

the employees to move into, limiting lost productivity.Workstations can be designed and configured for increasedsquare footage and optimization of the floor plan.

Cons: Can be costly. Any investment in the current officeworkstation will be abandoned. Disposal of existing furnishingmay be required. Re-manufactured workstations are includedin this category because it has the same pros and cons of buyingnew, except that it can cost substantially less with savings beingas much as 70 percent from brand new.

Install Used WorkstationsIn today’s market, there is a good inventory of used

workstations available due to the downsizing organizationshave gone through over the past few years.

Pros: Inexpensive and no lead time needed for manu-facturing. Little time is required from ordering to installation.

Cons: Limited selection available in colors and sizes —what you see is what you get. Quality varies with each stationso checking the wear and tear is important. If growth isexpected, it may be difficult to match existing furniture whenadding workstations in the months and years to come.

Combination of Any/All Stated PreviouslyConsider all the previous options mentioned on a work area

basis. Perhaps some areas in your new facility will be visited byclients and the overall appeal and image of the environment isimportant. Perhaps that is the area you focus on for newfurnishings, while the other areas, such as the call or customerservice centers, are fine with moving the existing inventory. Getcreative and think in terms of workgroups rather than theproject as a whole.

Plan 2 to 6 months outContact your office furniture provider (or several) as soon as

you think you may be moving.They should be able to help youinventory what you have on hand and make recommendationson if and how you should use these in your new facility. Yourprovider should have a design team on staff to provide CADdrawings on the best utilization of the area with an eye on workflow optimization.

Workstations and other office furniture are made to specificcustomer requirements and typically take three to four weeksto manufacture.

Determine your plans for growthBefore selecting which way you go — analyze your potential

for growth in the next three to eight years. Most modularfurniture is designed to allow for reconfiguration and cansupport additional stations. If you install used systems, the riskwould be matching them to ones needed down the road. Ifbuying new, re-manufactured or refurbished, inquire how longthe fabric you selected is guaranteed to be in stock.

Cindy Beldt is the sales director of Total OfficeInteriors (TOI). Total Off ice Interiors is anArizona-based, full-service off ice furnitureprovider. Cindy can be reached at [email protected].


Y es, that figure is correct.

Building owners may think

that solar is too expensive, but

the solar industry has finally developed

a business strategy that makes it easy

and affordable for almost every

building owner in Arizona to begin

producing their own free, clean solar

electricity with no money down and

zero out of pocket costs.

Commercial Solar LeaseAgreements

In the past, commercial customers

had to pay large upfront sums to install

large solar power arrays. But now, solar

integration companies are offering

commercial lease programs that allow

customers to pay as they go. A good

commercial solar lease agreement asks

for no money up front and requires

absolutely no out-of-pocket costs from

the building owner.

There is no risk to builder owners

because solar panels have a 25-year

product warranty, solar power

production is guaranteed and there are

even companies in the industry that

can provide a solar insurance policy if

needed to safeguard against any

remaining financial liabilities.

“For commercial customers that

want to save money and go green at

the same time, commercial solar lease

agreements are the most affordable

solar finance option in Arizona,” said

Neal Uppal, president of Solar Topps

in Tempe. “At first, solar lease

agreements are hard to believe because

of the price and increased cash flow.

But once CPAs examine the financial

spreadsheets, more than 90 percent of

commercial customers decide to go

solar because it costs them nothing to

save money and reduce their monthly

electric bill.”

How Does a Solar Lease Work?Solar power arrays save building

owners thousands of dollars per year by

producing free solar electricity. Instead

of asking building owners to pay

upfront costs for purchasing a solar

power array outright, the solar

integration company installs the solar

system without cost and then collects a

portion of the money that is saved each

month in the form of solar lease

payment. The rest of the solar savings

are passed on to the building owner in

the form of monthly cash flow. Overall

the building electricity bill will be

lower and will remain constant

throughout the term of the agreement.

Solar panels also help buildings save

money by making building envelopes

more energy efficient due to the shade

that the solar panels produce. This

provides 6 percent to 8 percent of

additional savings by reducing

electricity consumption.

How Much Roof Space isNeeded?

Any building with a rooftop that

has 2,500 square feet or more of south

facing or unobstructed flat roof space

available can install a 30-kilowatt or

larger solar array power. The more roof

space is available, the more solar

electricity can be produced.

One of the most important

considerations for commercial

building owners is how the solar power

array is installed on the roof. The

biggest concern is usually rooftop

penetrations due to insurance policies

covering rooftops. All rooftop

penetrations should be 100 percent

water proof for the entire period of the

solar lease.

Most commercial rooftops are flat

and require no roof penetration.

Instead, solar racking systems are

weighted down with heavy ballasts.

Many solar integration companies use

cinder blocks, but a quick way to

identify a quality integration company

is to search for one that uses concrete

blocks. Concrete blocks do not

deteriorate as fast as cinder blocks do

in the Arizona heat.

For pitched roofs that do require

penetrations, installers should double

flash each roof penetration and seal

with both roof cement and flashing

sealant. The first flashing layer should

be heavy gauge aluminum and the

external layer should be galvanized

aluminum flashing. Galvanized

flashing offers long-term protection

against Arizona strong solar insulation.

How Much Solar Electricity CanBe Generated?

An average-sized, 30-kW solar

power system that is engineered

correctly at today’s electric prices is

guaranteed to produce approximately

$6,000 worth of free electricity the

first year.

“As utility rates increase so will the

value of the electricity produced. An

Building Owners Generate$6,000 of Free ElectricityBy Robert Hoskins

average electric bill of $500 per month

today with an average utility rate

increase of 6 percent per year will

increase to over $1,500 in 20 years,”

said Dave Haycock, president of

Allwest Energy in Fountain Hills,

Ariz. “Installing solar now is a great

way to give building owners an edge

over the competition. Building owners

that do not install solar now will be

paying three times more for their dirty,

carbon-produced electricity than

buildings that are producing their own

free solar electricity.”

Is Going Green Good forBusiness?

Going green is a great way to

generate new customers, but is it really

worth the cost to go solar? The simple

answer is yes, but most building

owners find it hard to believe when

they first hear they can install a 30-

kilowatt solar power array worth

$127,500 at no cost to them. The

reality is that solar lease companies

utilize the combination of a 30 percent

federal tax credit plus a 10 percent

Arizona state tax credit combined with

utility solar rebates to pay for a large

portion of the solar installation. They

finance the remaining costs and use

the solar lease payment to cover their

costs plus earn a small profit.

“Going solar is a great way for

companies to show their communities

they are doing their part to shrink their

building’s carbon footprint and

making the world a better place to

breathe,” said Clint Taylor, president of

Arizona Solar Concepts in Tempe. “It

is also a great way to generate positive

publicity in the local news media.

More and more customers are seeking

out companies that are proactively

becoming environmental stewards for

the communities they serve.”

Zero Power Loss Solar PanelsLeading solar integration companies

carry top of the line Sanyo,Schott,Sharp

and Trina solar panels that have a zero

power loss PTC rating. Solar installers

should only be using solar panels that are

-0/+3 or higher, which means they will

produce their exact energy rating or up

to 3 percent more solar power than

expected with no minus rated power.

The solar power production is precise

and guaranteed. Many solar integration

companies use solar panels that have a

variance of -3/+3 meaning the name

plate rating could fall short of

expectations by 3 percent and cause solar

panel string mismatch problems.

Expert Sun Shade and SunPower Analysis

Solar installations should alwaysinclude a computerized sun shade anddigital sun power analysis to make surethat all of the balance-of-systemcomponents are installed at maximumpower production tilt angles andaligned properly with accurate south-facing polar orientation.


solar


In addition to measuring tilt and

polar orientation, installers should use

a digital solar power meter to check

the thermal window efficiency

measuring UV, BTU and solar power

reception to make sure that each solar

panel is producing 100 percent or more

of the name plate energy rating.

Using the best solar photovoltaic

panels and power inverters available

and double checking the entire balance

of system’s performance is critical for

maximum solar power production.

Go Solar in ArizonaInstalling a commercial solar

system is one of the best decisions an

Arizona building owner can make,

especially when there are financing

options available such as commercial

solar lease agreements that allow

building owners to install a $127,500

system for no money out of pocket.

Generating $6,000 worth of clean

electricity per year is great for marketing.

Saving $2,400 per year is great for the

bottom line. Not having to pay a penny

out of your own pocket for a commercial

solar power array is priceless.

Robert Hoskins is the executive director of

the Arizona Solar Power Society, which is

the largest solar association in Arizona.

Visit www.GoSolarinArizona.com for

more information. AF



Located in Tucson, Arizona's greentechnology corridor, SOLON Americaputs industry to practice — the solarpanel manufacturer recently constructeda covered, shaded parking structure thatis made of their very own solar panels.

“Not only does it provide shadedcovered parking, but the solar panelsoffset some of the electricity expense fortheir operations,” said Suzanne Startt,property manager with Grubb & Ellis.

As a green leader in American solarand with panels around the worldproviding solar energy to largeinstitutions and facilities, SOLONAmerica wanted to incorporate itsproduct into its own facility.

“It just makes sense to be a solarcompany and to practice yoursustainability efforts,” said PatriciaBrowne, marketing director for SOLONCorporation.

The age of the roof and its inability tobear the weight, however, prevented thebuilding occupants from installing aphotovoltaic array on the structure,forcing the company to consideralternatives. The next best thing? A solarshade structure.

The company manufactured andinstalled 308 solar panels, each with 220watts, in December 2009. Shading onerow of parking, or 30 spaces, the 68 kWsystem was built specifically to offsetelectricity costs and to create shade inthe parking lot.The solar shade structureprovides an electric transportationcharging station for the company's 2009Toyota Prius, which was converted froma Hybrid Electric Vehicle (HEV) to a Plug-In HEV using a rechargeableNanophosphat Lithium-ion battery.

SOLON worked with Tucson ElectricPower to offset the costs of the structure.The company also received a federalcash grant incentive for the project. Thefinancial incentives of installing solarmake the practice much moreeconomical, Browne said.

“Everybody who has a parking lotshould look into this,” Browne said. “It candefinitely help to offset electricity costs,decrease reliance on finite energyresources and reduce electricity costs.”

Y ou’ve heard it many times

over, and it is true: Arizona is

well on its way to becoming

the country’s solar capital. Building

owners and facilities managers are

taking advantage of Arizona’s 300-plus

annual days of sunshine and reducing

operating expenses and tax liability.

Various utility rebates and state and

federal government tax incentives have

made investing in solar better than

ever before, with paybacks as fast as

only three years.

The federal government has

implemented an investment tax credit

that covers 30 percent of the total cost

to install a solar electric system. What’s

more, this tax credit can actually be

taken as an up-front grant thanks to

the Section 1603 Treasury Grants

available through the end of 2011.

In addition, the federal government

is offering 100 percent first-year bonus

depreciation (H.R. 4853), which

means the cost of your system may be

written off in just one year.

On a state level, solar electric

systems qualify for a 10 percent

Arizona tax credit, currently capped at

$25,000. Arizona utility companies are

also offering up-front rebates of up to

$75,000 depending on the system size.

Additionally, utilities offer

performance-based incentives for

larger scale solar arrays.

With nothing more than 12

months of utility billing history,

managers and owners can obtain a full

cost and savings analysis for a state-of-

the-art solar power system which will

produce clean, free power for more

than 25 years. Whether a rooftop-

mounted array or a covered parking

solar structure, there is a solution for

every scenario that will allow

businesses to cash in on these

incredible incentives.

Don’t underestimate the power of

going green. With today’s facilities and

businesses striving to reduce their

carbon footprint and market

themselves as sustainable, there is no

better way to send a strong message

than to cover your roof or parking lot

with solar modules.

Dillon Holmes is president of Cambio

Energy. Dillon can be reached at

480.389.4140 or


Capitalize on SolarBy Dillon Holmes



air filters

Pre-filters are one of the most

misunderstood components of

an air handling system. Filters

are the first line of defense in air

conditioning units. What is installed

determines air quality and energy costs.

Since there are many types of

systems, the pre-filter section will

determine what type of filters can be

used.Typically, in fan coils, heat pumps

and package units, the pre-filter

section will only accommodate a 1-

inch filter. Since lower air flows are in

these types of systems, throw away

fiberglass filters are sometimes used.

This type of filter has little restriction.

However, in reality, the coil now

becomes the filter as this type of filter

has a MERV (Minimum Efficiency

Reporting Value) rating of 1-4 and a

capture rate of less than 10 microns.

In terms of contaminate retained in

the filter, it is like comparing catching

basketballs to catching marbles. So the

very large and very small particles will

blow through the filter and plug up the

coil. This type of filter would be the

least expensive in terms of cost and the

most expensive in terms of energy

since impacting the coil, with so much

contamination, will reduce heat

transfer.

These filters have options, making

them a better choice. Throw away

filters have more media in a pleated

style, will be a MERV 5-8 and have a

capture rate of 80 to 95 percent on 3 to

10 micron. These filters have the

capability of protecting the coils and

delivering better air to the occupied

spaces.

A study conducted by HLW

International, LLP, an architectural

and engineering firm, found that

employee productivity levels are

influenced by the cleanliness of the

office in which they work. Making

choices on pre-filtration has a lot of

impact on the final result of employee

performance and the cost to run air

conditioning systems.

Rule of thumb, use a filter with a

pleated surface area and one that is

high capacity. This increases the life of

your air conditioning unit and lowers

pressure drop, in turn saving energy. A

MERV 8 is preferable. The same rules

apply to using 2-inch and 4-inch

pleated filter, if the systems you are

using have the channels or frames for

those.

To get maximum value, the more

media and pleats per lineal foot are

what should be installed. They may

cost a little more, however the payback

is better than lesser media filters.

There are other ways to cut cost and

improve air quality with filters.

Systems with filter sections that use a

deeper, in-length filter, that can be

upgraded to a pocket filter of higher

efficiency are good choices. These

types of filters have more media and

less pressure drop and can be upgraded

to higher MERV ratings. Using a

MERV 12 will prolong the life of the

final filters that may be in the systems.

Patricia Bewley is president of Air

Energy Systems and Services. She can be

reached at [email protected] or

602.454.0210. AF

Importance of Pre-Filters and Air HandlersBy Patricia Bewley

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

Arizona FacilitiesP. O. Box 970281Orem, UT 84097-0281

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Documents

Arizona Facilities August 2011