BUILDING OPERATING MANAGEMENT • JAN 2012 JAN. 2012 • FACILITIESNET.COM/BOM • $8 GREEN BUILDING REPORT • UTILITIES • CRITICAL ISSUES • CEILINGS • EMS/BAS • DATA CENTERS • HVAC • TOP PRODUCTS • SECURITY • ADA 12/21/11 3:27 PM C1_BOM_0112_Cover.indd C1 GET SCHOOLED AT March 13-15, 2012 • Baltimore Convention Center NFMT, the facility industry’s biggest and best conference and expo, is the smart way for you to learn more, be more and make more. SPONSORS: C2,01_BOM_0112 NFMT.indd C2 12/20/11 7:48 AM Jam-packed with a huge variety of educational sessions, NFMT is your very own FM University. Only unlike traditional college… …you don’t have to pay tuition to attend. NFMT is absolutely free to you. …you are your own advisor. Customize your education based on your interests; not on what others tell you to take. …you are automatically part of a fraternity of facilities and maintenance professionals (and you don’t have to worry about hazing). NFMT draws more than 5,000 attendees, providing you with countless opportunities to connect and network. For more information, visit www.NFMT.com C2,01_BOM_0112 NFMT.indd 01 12/20/11 7:52 AM One less paper you have to push. Lowe’s can save you time and money on your everyday MRO supplies or building materials for your next big purchase. Through our GSA and TCPN contracts, you remain compliant, and save time and money with our pre-qualified pricing. For more information visit LowesForPros.com/Government. R4954 © 2012 by Lowe’s. All rights reserved. Lowe’s and the gable design are registered trademarks of LF, LLC. FREE INFO: Circle 401 02_BOM_0112 LOWE'S.indd 02 12/15/11 10:30 AM buildingoperatingmanagement JANUARY 2012 JANUARY 2012 • VOLUME 59 • ISSUE 1 3 20 INSIDE close-up 16 A Better Way to Shave Peak Load features 20 COVER STORY: All Business Brian Crimmins seeks to make facilities a winning advantage for Crozer-Keystone Health System. 26 Changes on High: Ceiling Innovations Today’s ceiling options give facility managers multiple tools to address workplace trends. 28 Steps to Success with Controls Upgrades Facility managers share what they’ve learned about BAS/EMS projects, from planning to installation. 26 34 Fast Track: A Look at Modular Data Centers An assembly-line approach to data center construction can cut day-one costs, save time and boost operating efficiency. 39 Four HVAC Gains With No Budget Pain Facility managers don’t always have to spend much money to save money on HVAC energy costs. 28 departments 4 6 8 52 Editorial Product Gallery Green Building Report Showcase: Security Select security components one step at a time. 55 NFMT Preview: ADA FMs lose ADA standards option on March 15. 44 Top Products Readers selected their choices for products that best met the criteria of innovation and usefulness. ness 56 Ad Index Cover Design: Nicole Holden Cover Photo: Bryan Karl Lathrop Photography/bklphoto.com Follow us on Twitter: @BldgOpMgmt 03_BOM_0112_toc.indd 03 Join the discussion, ask questions and network with other facility management professionals at our social networking site, MyFacilitiesNet. FACILITIESNET.COM/BOM/FMXCELLENCE MYFACILITIESNET.COM Find us on Facebook: www.facebook.com/BuildingOperatingManagement online ] exclusive ] FACILITIESNET.COM/BOM Four facilities departments have been named 2012 winners of Building Operating Management's FMXcellence award. Find out more at 12/22/11 9:33 AM 4 buildingoperatingmanagement JANUARY 2012 EDITORIAL New Year’s Resolution I STAFF Brad R. Ehlert Vice President/Publisher brad.ehlert@tradepress.com Dick Yake Vice President – Content Development dick.yake@tradepress.com Edward Sullivan Editor edward.sullivan@tradepress.com Greg Zimmerman Executive Editor greg.zimmerman@tradepress.com Casey Laughman Managing Editor casey.laughman@tradepress.com Naomi Millán Senior Editor naomi.millan@tradepress.com Sandy Mannix Database Coordinator sandy.mannix@tradepress.com Wayne Winter Vice President of E-Media and Creative Services wayne.winter@tradepress.com Jeff Giencke Creative Director jeff.giencke@tradepress.com Nicole Holden Graphic Designer nicole.holden@tradepress.com Jon Warner Electronic Production Coordinator jon.warner@tradepress.com Bobbie Reid Production Director bobbie.reid@tradepress.com Wendy Melnick Production Manager wendy.melnick@tradepress.com Eric J. Muench n case you forgot to make a New Year’s Resolution, here are some retroactive resolutions to consider: Get more exercise. Save more money for retirement. Expand your network across the organization. Good ideas, right? And what better way to start 2012 than by resolving to improve yourself. Still, those resolutions by themselves don’t seem very useful. They may qualify as good advice, but they don’t really help you get anything done. That’s not to say that the idea behind New Year’s Resolutions is a bad one. Even if you don’t make New Year’s Resolutions yourself, you likely have goals, or just ideas you’d like to act on. The trick is going from thought to deed. Take the resolution about expanding your network. Facility managers often hear that’s a good thing to do. Let’s say it made your list. OK. Now what? The first question is, who do you want to network with? A peer from IT or HR? A business unit leader? You might begin with someone you’re on good terms with and try to strengthen or expand that relationship. Or you might start with someone whose department has caused problems for the facility staff in the past. To some extent, who you talk to depends on what you want to talk about. One approach is simply to get to know others in the organization and start to educate them on what your department can offer. Another tack is to ask your peers if there is any way the facility staff can improve its service. A third route is to ask about challenges they are facing and identify ways that the facility organization can help tackle those issues. No matter what your resolution is, it’s probably a good idea to think in terms of small concrete steps. Expanding your network is a great idea, but without some specific actions attached, it’s not much more than that — a great idea, not a plan of action. Director of Audience Development Lindsay Audin – EnergyWiz Desiree Hanford – Writer Robert J. Wisniewski President/CEO bob.wisniewski@tradepress.com Jeff Schenk Chief Operating Officer/ Chief Financial Officer jeff.schenk@tradepress.com ADVISORY BOARD John Balzer Vice President, Facility Planning and Development, Froedtert Health Nancy Bechtol Director, Office of Facilities Management and Reliability, Smithsonian Institution Jim Cooke National Facilities Operations Manager, Toyota Motor Sales, USA, Inc. Stormy Friday President, The Friday Group Robert F. Lang Assistant Vice President, Strategic Security and Safety, and Chief Security Officer, Kennesaw State University Jean Lupinacci Chief, Energy Star Commercial and Industrial Branch, U.S. Environmental Protection Agency Robert Pearlman Senior Facilities and Administration Officer, International Finance Corp. Allan Skodowski Send address and other changes to custserv@tradepress.com CONTRIBUTING EDITORS CORPORATE Senior Vice President, LEED and Sustainability Services, Transwestern Edward Sullivan Editor • edward.sullivan@tradepress.com Peter Strazdas Associate Vice President, Facilities Management, Western Michigan University Post comments at myfacilitiesnet.com/edsullivan Karen Kroll – Writer James Piper, PE, PhD – Consultant and Writer Loren Snyder – Writer Rita Tatum – Writer Karen Warseck – Building Diagnostics Associates For reprint pricing information, e-mail reprints@tradepress.com Executive Offices: 2100 West Florist Avenue, Milwaukee, WI 53209-3799, 414-228-7701. FAX: 414-228-1134. Copyright © 2012 by Trade Press Media Group, Inc. Building Operating Management® is a registered trademark of Trade Press Media Group, Inc. The publisher assumes no liability for opinions expressed in editorial contributions to the magazine. The publication is not responsible for claims in advertisements. Printed in the U.S.A. BUILDING OPERATING MANAGEMENT ® (USPS 070-460) (ISSN 0007-3490) is pub lished monthly by Trade Press Media Group, Inc., Milwaukee, Wisconsin. Periodicals postage paid at Milwaukee, Wisconsin, and additional mailing offices. (Post master send change of address orders to: Building Operating Management, P.O. Box 1289, Skokie IL 60076-8289.) 04_BOM_0112_Editorial.indd 04 All packages shipped via UPS, air express or common carrier, plus all general correspondence, should be addressed to: 2100 West Florist Avenue, Milwaukee, WI 53209-3799. Subscriptions: United States, $89 for one year; $165 for two years. Single copy, $8; Foreign subscriptions, $130 for one year, $225 for two years; USPS Priority Mail, $145 additional per year. 12/28/11 8:01 AM FREE INFO: Circle 402 05_BOM_0112 JohnsonControls.indd 05 12/20/11 9:12 AM 6 buildingoperatingmanagement JANUARY 2012 PRODUCT GALLERY The Case of the Clogged Coil COMPANY: CIRCLE #274 BUILDING AUTOMATION PLATFORM combines Tracer building controls with GE Intelligent Platforms’ Proficy Software platform to integrate real-time data from applications including security, fire, safety, HVAC, and power distribution and monitoring for data center efficiency. Tracer XT can use more than 100 common communication protocols. Includes a highspeed, time-stamped database to allow for rapid data collection, recording more than 200,000 events per second. TRANE: CIRCLE #275 SOAP DISPENSER features sub-second cycle time between shots. The Fuzion Touchless dispenser delivers 1,700 hand washes per foaming hand soap bottle and up to 6,800 per case. The Fuzion line of products includes foaming soaps, lotion soaps, alcohol and nonalcohol based sanitizer gel. ZEP: CIRCLE #276 “Too warm.” “Too stuffy.” “Not enough air flow.” These were just a few of the complaints facilities managers of the Basic Medical Science Building at the University of New Mexico were receiving on a regular basis. The poor performance of the 40-year old HVAC system often resulted in lectures being moved outside or canceled altogether. And the situation in lecture halls and research rooms serviced by Fan 67 had become particularly dire. The coil in that fan was completely clogged. According to Elmo Riggs, facilities supervisor, “You couldn’t see through it, or hear through it at all.” It was determined it would take $500,000 to replace the coils in all five fans serving the building. And that was just the cost of the installation. But a simpler and much less expensive solution was found: Steril-Aire UVC light emitters on the downstream of Fan 67’s cooling coil to clean the coil of its sticky, gunky biofilm buildup. While many of the facilities managers were skeptical that this could even remotely improve the situation, they gave the green light. If the UVC worked, they would then install them on the remaining five fans. A third-party test and balance company was hired to perform baseline air-handler tests including measuring air flow, air/water temperature and static pressure drop. The air quality in every room serviced by Fan 67 improved. Within weeks, complaint calls from professors were down. After 60 days, follow-up tests were performed with the following results: 992 CFM gain (increase of 14 percent), 0.07 inch static pressure reduction, 300,685 BTUH gain (208 percent increase) and Dry Bulb/Wet Bulb separation gain of 78 percent/50 percent. And after 270 days, another follow-up was done and revealed that the airflow was up 30 percent. In addition, Terry Anderson, university industrial hygienist, performed carbon dioxide measurements in a room served by Fan 67. In the corner of the room furthest from the ductwork, the air change per hour had doubled, even though the occupancy had also doubled. Riggs has his own spin on how well the UVC worked. “You can carry on a good conversation through the coil in Fan 67 now.” Not long after the results of the experiment were known, the remaining five fans in the building were outfitted with Steril-Aire UVC. STERIL-AIRE: CIRCLE #292 CASE STUDY COOLING TOWER FAN provides 12-15 dBA sound reduction, has CTI certified thermal capacity, and is ASHRAE 90.1 compliant. The PT2 Whisper Quiet Fan for the PT2 Cooling Tower is a chemical resistant, single piece, high solidity, molded fan made out of fiberglass reinforced polyester. Fully factory-installed and aligned, requiring no field installation. BALTIMORE AIRCOIL HOUSEKEEPING PRODUCT LINE includes facilities supplies and cleaners, such as glass cleaner, multi-purpose cleaners, disinfectants, air fresheners, foam soap, cleaning tools and floor care products. The Brighton Professional line also includes janitorial paper, such as paper towels, bath tissue, facial tissue and folding towels, as well as breakroom supplies including cups, plates and cutlery. STAPLES INC.: CIRCLE #277 HIGHBAY LED FIXTURES with integrated daylight harvesting sensors are a lumen-for-lumen replacement of existing T5 and T8 HighIntensity Fluorescents (HIF). The 18,000and 26,000-lumen fixtures have a choice of optics for both open and aisle applications. Features three independently aimable, high-performance LED light bars. IP 65 rated. DIGITAL LUMENS: CIRCLE #278 EXPANSION VALVE controls liquid injection into evaporators, regulating refrigerant flow with a total of 480 steps from fully closed to fully open and ensuring precise resolution for better control of superheat, even at low-flow rates. The ETS 6 is compatible with all common refrigerants, including R410A, R407C, R404A and R134a. DANFOSS: CIRCLE #279 BENCHING is offered in 6-inch increments, without encroachment, similar to a panel system. Priority’s undersurface table support enables spans up to 15 feet between legs and connects back-to-back or with returns for added workspace. Dual frames can accommodate 24-, 30-, or 36-inch dual tops and 48- or 60-inch single tops, and back-to-back frames can accommodate privacy screens, shared shelving, and returns. KIMBALL OFFICE: CIRCLE #280 06_BOM_0112_ProductGallery.indd 06 12/20/11 2:50 PM Our bad boy is stronger than these bad boys. A Detex exclusive, the 230X multi-point locking device raises the bar on back-door security. When the bad guys try to muscle in, the super-tough 230X keeps them out. Designed with extreme-duty, three-bolt construction, this device is built with a larger side bolt that goes deeper into the frame, plus solid steel connecting rods rather than less-reliable hollow rod/cable construction. How tough is it? The bottom bolt goes 5/8-inch deep into the floor, preventing peeling up the bottom of the door. The largest side deadbolt in the category resists crowbarring. And at the top corner, the solid steel deadbolt provides needed stability. Testing proves that a 230X secured door withstands 10,000 pounds of pull force. Life safety and code compliant, the 230X is both panic hardware and a maximum-strength locking device. Ask us how this powerful new hardware can take the hit for your business, or go to detex.com/230X/. 800-729-3839 830-629-2900 www.detex.com FREE INFO: Circle 403 07_BOM_0112 DETEX.indd 07 12/15/11 10:31 AM 8 buildingoperatingmanagement JANUARY 2012 GREEN BUILDING REPORT Multiplying the Value of LEED: The Business Case for LEED Volume Presented by Building Operating Management and the U.S. Green Building Council by patrick leonard FACILITY MANAGERS AND BUILDING nature of the certification process. PNC Financial Services Group was one organization keen to apply the lessons learned from several successful “one-off” certifications in their portfolio of new bank branches. Their experience led to the creation of a new certification model in 200304 that came to be known as LEED Volume. Volume allows owners of multiple, similar buildings to internalize elements of the certification process for consistent outcomes across the portfolio. USGBC piloted the program between 2004 and 2010 with approximately 40 participating organizations, and launched the current version of the program in November 2010. LEED Volume is available to applicants using either the Existing Buildings O&M (LEED-EBOM) or Design and Construction (LEED NC, CI and Retail) rating systems. LEED Volume’s advantages include reduced certification fees, streamlined documentation requirements, a consistent review criteria customized to the organization and an opportunity to leverage bulk contracts for LEED-related products and service providers. Many organizations also use the program as a way to formalize and implement green best practices across the portfolio, regardless of whether all buildings will undergo certification. WHAT IS LEED VOLUME? The Volume program is structured As LEED adoption has grown, those seeking to certify multiple buildings have identified differently than the one-off certification a number of challenges with the one-by-one path, and is essentially agnostic to the rating system selected. Prior to certifying individual properties, a precertification application formalFor more information on LEED Volume, izes the applicant’s apvisit: www.usgbc.org/leedvolume proach to developing or managing their buildings to meet the requirements owners are increasingly being asked to demonstrate the sustainability of their properties and building portfolios by tenants, investors and municipal regulators, among other parties. LEED certification is established as the default “seal of approval” to demonstrate sustainability of a building to the marketplace. Many facility managers will be familiar enough with the certification process to appreciate that the significant value inherent in the single building certification process could be leveraged and multiplied across a portfolio of buildings. The U.S. Green Building Council’s (USGBC’s) LEED Volume Program is one vehicle that enables a transition from certification of a few disparate properties to a more holistic portfolio approach. As with other initiatives, consistently applying and leveraging sustainability best practices across a portfolio of properties should bring efficiencies of scale; however, the value of investment in a comprehensive program is often difficult to quantify, so organizations have trouble deciding whether to pursue Volume. Understanding how LEED Volume works and being able to validate the business case for using this approach are the keys for facility managers to reap the rewards of the LEED Volume system. 08-14_BOM_0112_GreenBldRpt.indd 08 INSIDE THIS ISSUE: LEED Volume ................................. 8 LEED-EBOM Outpacing NC ........ 12 News Briefs ................................. 14 USGBC Perspective: Building Performance Partnership ............ 14 of the chosen LEED rating system, and is submitted to USGBC for review and rating. The precertification application for LEED Volume consists of: • A “prototype” set of credits that will be consistently achieved across most of the portfolio. • A comprehensive quality control plan that explains how the applicant will manage delivery of certified properties internally or with specialist assistance from service providers. • An education plan detailing how participants will be trained on best management practices required to deliver certified buildings. Once the precertification application is approved, properties may be certified under Volume. Streamlined documentation is collected as part of a building certification and the applicant submits scorecards confirming each property meets certification requirements. USGBC audits a select sample of the scorecards submitted, which involves a full review of the documentation 12/20/11 8:26 AM FREE INFO: Circle 404 09_BOM_0112 Reliable.indd 09 12/15/11 9:59 AM 10 buildingoperatingmanagement JANUARY 2012 GREEN BUILDING REPORT How A Commercial Office REIT Used LEED Volume The following example highlights how a commercial office REIT $3,500,000 in the Mid-Atlantic region developed a business case for LEED Analyzing the Break-even Point Volume instead of a one-off strategy for obtaining certification. $3,000,000 Facing increasing demand for green office space from tenants $2,500,000 (primarily government contractors), a need to reduce operating one off costs, and competition for market share from other commercial volume $2,000,000 property owners, this REIT certified a few properties individually $1,500,000 using the LEED for Existing Buildings: Operations and Mainte$1,000,000 nance (LEED-EBOM) rating system. These initial certifications were somewhat painful because each property management team $500,000 had to feel its way through the certification process each time break even after 8th building $- with inexperienced consultants. In addition, because there was no 1 11 21 31 41 51 61 71 81 No. of buildings consistent path to certification, the costs were hard to predict and control. The REIT’s goal was to build on its leadership position in customer service by certifying a significant percentage of the portfolio management best practice for the REIT. (See “The REIT Screening Process for LEED Volume.”) while optimizing the cost and level of effort required to certify each These “leading light” properties were used to determine a building. Over a two-month period the portfolio of 269 buildings potential LEED Volume precertification approach and to gener- was screened against metrics including financial criteria, property ate estimates of level of effort, building performance improve- management team capacity/capability and operational alignment ment costs, certification fees and vendor costs. By calculating to LEED-EBOM certification. The screening process identified 15 the expected returns from operating expense reductions and “leading light” buildings that defined high performance property reduced certification costs (compared to one-off certification costs), a financial analysis of the Volume program break-even point was possible. OVERVIEW OF THE REIT SCREENING PROCESS FOR LEED VOLUME In this case, certifying properties through the Volume program was estimated to deliver payback after the eighth certification. 269 buildings in portfolio 47 148 buildings in Energy Star Portfolio Manager buildings analyzed in depth 15 “leading lights” Because the REIT was looking to certify at least 25 buildings, a Volume certification approach made financial sense. — Patrick Leonard for that property to confirm that the precertified approach has been reliably followed. BUSINESS CASE FOR LEED VOLUME LEED Volume candidates typically have some experience with one-off LEED certification and want to certify at least 25 properties over three years. Alternatively, candidates may have a sustainability platform that focuses on utility efficiency, resource conservation and an optimized tenant experience through indoor environmental quality that may or may not involve third party certifications. 08-14_BOM_0112_GreenBldRpt.indd 10 The Volume program adds value when an owner, operator or developer wishes to certify multiple properties. However, an upfront investment of both dollars and time is required for precertification. Many struggle to validate whether the Volume Program is the right path forward within the requirements of their existing business case models. Typically, organizations are interested in how many certifications it takes to realize a return on the precertification investment. By comparing Volume and individual certification costs over a given time frame, the potential applicant can determine a break-even point. The break-even point can range from eight to 20 projects, depending on factors including the extent to which a company can perform activities (such as commissioning) internally, the complexity of the prototype, and the level of certification being sought. Specialist expertise during the precertification phase is often necessary to minimize the time to the first Volume property certification, so that the benefits of the programmatic approach can be realized as soon as possible. These soft costs can be considered in the break-even study. Another approach is to consider the key 12/20/11 8:26 AM CEILING&WALL SY S T E M S Between us, ideas become reality™ put a cap on exposed structure noise Capz™ Acoustical Ceiling Systems provide outstanding noise reduction in exposed structure spaces. In fact, a Capz installation can improve acoustical performance by up to about 50% with only 20% coverage. The innovative combination of Capz easy-to-install accent hardware and large, pre-drilled fine-textured Optima® panels are ideal for noisy spaces that need to be more quiet. They are installed using standard suspension systems. Visit our website to learn more about Capz – perfect for retrofits, renovations, and new buildings. armstrong.com/capz 1 877 ARMSTRONG Optima® Capz™ 4' x 8' with Silver Caps / Bucyrus International, Inc., Oak Creek, WI Architect: PACE Architects, Milwaukee, WI FREE INFO: Circle 405 11_BOM_0112 Armstrong.indd 11 12/14/11 11:18 AM 12 buildingoperatingmanagement JANUARY 2012 GREEN BUILDING REPORT drivers and barriers to joining the Volume program. For example: • If reducing utility spend is a priority, the Volume program can help an organization focus on areas of largest impact by precertifying credits that reliably improve net operating income. • Tenants such as U.S. General Services Administration and many Fortune 500 companies are demanding green office space, so the entry cost can be weighed against lost opportunity costs in terms of lease-up speed or tenant retention. • If an organization owns both LEED and non-LEED certified properties in a particular market, a certification program embedded into the standard building improvement and maintenance process can help elevate overall reputation and performance of the portfolio over time, while also avoiding internal competition. That said, Volume does not make financial sense in all cases. Other streamlined approaches to greening a portfolio may be more appropriate based on factors such as the level of consistency facility managers can maintain across the portfolio or the number of properties to be certified. If the organization’s approach is to selectively certify “jewel in the crown” buildings, then LEED Volume may not add value to your sustainability platform. Though the initial effort and cost required for LEED Volume might appear prohibitive, a careful study of the business case aligned to key organizational goals and ROI expectations provides a firm foundation on which to base the decision to invest in a Volume approach, and to design a program that maximizes the value of certifications — and building performance — across a portfolio. The LEED Volume Program offers a valuable framework to manage the implementation of sustainability best practices across a portfolio, as a scalable quality control process for a group of buildings. Additionally, LEED certification is one way to communicate an organization’s commitment to sustainability to tenants, employees, investors and industry peers within a framework that is well understood and accepted by the market. Streamlining the LEED process through Volume can reduce per-building costs and level of effort to achieve certification. ■ Patrick Leonard, PMP, LEED AP, leads the existing portfolio optimization practice at Paladino and Company, a consult- U.S. GREEN BUILDING COUNCIL 2101 L Street, NW, Suite 500 Washington, DC 20037 1-800-795-1747 Web site: www.usgbc.org E-mail: info@usgbc.org CHAIR Elizabeth J. Heider Skanska CHAIR-ELECT Allan Skodowski Transwestern IMMEDIATE PAST CHAIR Mark MacCracken CALMAC Manufacturing SECRETARY Punit Jain Cannon Design TREASURER Lisa Shpritz Bank of America FOUNDING CHAIRMAN S. Richard Fedrizzi ing firm that uses sustainability to drive business value. His work centers on helping organizations capitalize on opportunities to grow the economic, environmental and human capital in their building portfolios. Leonard can be reached at patrickl@paladinoandco.com. LEED-EBOM Now Outpacing NC LEED-certified existing buildings are outpacing new construction, according to the U.S. Green Building Council (USGBC). As of December, square footage of LEED-certified existing buildings surpassed LEED-certified new construction by 15 million square feet on a cumulative basis. “The U.S. is home to more than 60 billion square feet of existing commercial buildings, and we know that most of those buildings are energy guzzlers and water sieves,” said Rick Fedrizzi, President, CEO & Founding Chair, USGBC. “Greening these buildings takes hands-on work, creating precious jobs especially for construction workers. Making these existing buildings energy and water efficient has an enormous positive impact on the building’s cost of operations. And the indoor air quality improvements that go with less toxic cleaning solutions and better filtration create healthier places to live, work and learn.” Historically, USGBC has seen the stock of LEED-certified green projects overwhelmingly made up of new construction projects, both in volume and square footage. That began to change in 2008, when the LEED for Existing Buildings: Operations & Maintenance (LEED-EBOM) rating system began experiencing explosive growth. In 2009, projects certified under 08-14_BOM_0112_GreenBldRpt.indd 12 LEED-EBOM surpassed those certified under its new construction counterpart on an annual basis, a trend that continued in 2010 and 2011. Projects worldwide are proving that green building doesn’t have to mean building new. By undertaking a large renovation, the recently LEED-certified Empire State Building has predicted it will slash energy consumption by more than 38 percent, saving $4.4 million in energy costs annually. The second tallest building in the world, Taipei 101, earned the tallest honor — LEED Platinum. The skyscraper was designed to use 30 percent less energy, reducing annual utility costs by $700,000 a year. San Francisco’s Transamerica Pyramid also earned LEED Platinum as an existing building, 39 years after it was originally built. The landmark’s onsite co-generation plant saves an average of $700,000 annually in energy costs. In its Green Outlook 2011 report, McGraw Hill Construction found that by 2015, the green share of the largest commercial retrofit and renovation activity will more than triple, growing to 25 percent to 33 percent of the activity by value, a $14 to $18 billion opportunity in major construction projects alone. ■ — Greg Zimmerman, executive editor 12/20/11 8:26 AM Tools of the trade. The brands you know. The service you demand. Staples® Facility Solutions offers: Convenient nationwide coverage UÊEasy online ordering UÊThe brands you trust Spend management solutions UÊFast, free delivery To learn more, visit StaplesAdvantage.com/Facility FREE INFO: Circle 406 13_BOM_0112 STAPLES.indd 13 12/15/11 10:32 AM 14 buildingoperatingmanagement JANUARY 2012 GREEN BUILDING REPORT BRIEFINGS Energy Efficiency On-bill According to a new study by the American Council for an Energy-Efficient Economy (ACEEE), on-bill financing — or paying for energy efficiency investments through utility bills — is becoming more widely available across the country and, therefore, more organizations are participating. The study — On-Bill Financing for Energy Efficiency Improvements: A Review of Current Program Challenges, Opportunities and Best Practices — profiles 19 existing on-bill financing programs in 15 states. Energy efficiency loan programs are a low-risk investment, according to ACEEE, and default rates for on-bill financing are less than 2 percent. That’s because there’s evidence to suggest that utility customers tend to prioritize the payment of utility bills. In many cases, energy savings from upgrades are sufficient to cover the monthly financing on the utility bill, says ACEEE. In those cases, the monthly total is less than or equal to the pre-investment utility bill. For more information about on-bill financing, and to read the ACEEE study, visit www.aceee.org. Best Green Schools The U.S. Green Building Council’s Center for Green Schools announced its inaugural Best of Green Schools 2011 list, recognizing school administrators and government leaders in 10 categories for their efforts to create sustainable learning environments. Highlights include: Region — Sacramento area: Mayor Kevin Johnson has led the charge to bring together mayors and superintendents from across the Northern California region to create a $100 million revolving loan fund for green school retrofits. State — Ohio: With 315 LEED registered and certified projects, including 19 schools registered in 2011, Ohio leads the nation with more green school projects underway than any other state. City — Philadelphia: The School District of Philadelphia made significant steps in 2011 toward greening the city’s 291 public school buildings. School — Lake Mills Middle School (Lake Mills, Wis.): In March 2011, Lake Mills Middle School became the first public school in the nation to achieve LEED Platinum certification. DOE Updates Energy Standard Following preliminary analysis that ASHRAE/ IES’s 2010 energy efficiency standard contains significant energy savings over the 2007 standard — 18.2 percent source energy savings and 18.5 site energy savings — the U.S. Department of Energy has issued a ruling that establishes the 2010 standard as the commercial building reference standard for state building energy codes. With the ruling, Standard 90.1-2010 serves as the commercial building reference standard for state building energy codes under the federal Energy Conservation and Production Act. As a result, states are required to certify by Oct. 18, 2013, that they have updated the provisions of their commercial building code regarding energy efficiency to meet or exceed 90.1-2010. ■ U.S. GREEN BUILDING COUNCIL PERSPECTIVE A Look at the Building Performance Partnership By Lauren Riggs, LEED AP, Manager, U.S. Green Building Council In today’s economy, every penny counts. And as building owners and facility managers know all too well, every penny adds up. When the lights in your 30-story office building are left on an extra hour each day, or the brutal summer heat requires an extra blast of air conditioning, your energy consumption escalates and so does your utility bill. That’s precisely why building owners and facility managers are starting to “listen” to their buildings to ensure optimal operations. Inspired by these attentive facility managers, the U.S. Green Building Council (USGBC) launched its Building Performance Partnership (BPP) in 2009. The organization-wide initiative positions the optimization of building performance as a fundamental goal of the green building movement. BPP engages both owners and facility managers of LEED-certified commercial buildings through data collection, analysis and action. Participants receive annual performance reports, report cards and real-time data interfaces to aid in their building performance goals. At the end of 2010, 132 LEED-certified facilities, mainly office buildings, had joined BPP. These facilities range in size from two thousand to two million square feet. In 2011, the program grew to include nearly 350 partners, triple 2010’s figures. The types of organizations and facilities have grown to include retailers, offices and other building types. These participants are demonstrating their commitment to energy efficiency monitoring and are leading among their peers by sharing their experiences and contributing to the market need for building performance education. 08-14_BOM_0112_GreenBldRpt.indd 14 The first year participants represented high-performing buildings from every region of the country. Those buildings eligible for an Energy Star score had an overall average score of 87. Consistent with a high average Energy Star score, BPP participants had demonstrated Source Energy Use Intensity that is on average 41 percent lower than the national averages reported in EPA’s Energy Star Portfolio Manager. Each year will bring new enhancements to the program and offer increased connectivity to other USGBC programs. This year, all participants that share data through BPP will receive their performance report through an online interface, which will contain an analysis of their current performance, from the most recent 12 months of utility data provided, side-by-side with their benchmarks from LEED certification. To support the increased interest in building performance, USGBC is implementing automation solutions for data collection and transfer, including establishing an automatic data input and output relationship with EPA’s Energy Star Portfolio Manager, and will begin work to automate additional benchmarking solutions. The goal is for the annual performance reports to act as a helpful reminder to facility managers that their building’s performance matters and benefits the bottom line. Armed with comprehensive green building performance data, BPP will enable standardization of reporting metrics and analytics and establish new performance benchmarks, ultimately transforming the way the world views building operations and maintenance. For more information about BPP, visit usgbc.org/bpp. ■ 12/20/11 8:26 AM FREE INFO: Circle 407 15_BOM_0112 Johnson Controls.indd 15 12/20/11 8:21 AM 16 buildingoperatingmanagement JANUARY 2012 CLOSE-UP: UTILITIES A Better Way to Shave Peak Load by roger levy, mary ann piette and sila kiliccote The California energy crisis of the late 1990s exposed broad weaknesses in existing utility demand-response (DR) capabilities. DR is a general term that encompasses actions by utility customers to reduce, shift or otherwise reschedule operations or end-uses in response to price, reliability, or event signals provided by utilities. DR is an increasingly important option for better managing utility system resources and customer costs. It offers a tool to address issues as diverse as peak energy costs, grid reliBy automating demand response ability and the emerging need to integrate more carbonfriendly renewable energy sources into the grid. strategies, facility managers can But DR programs have had many shortcomings. achieve significant reductions in Issues included lack of availability and reliable perforpeak load and often reduce energy mance, utility control strategies that often conflicted with occupant comfort and business operating requirements, costs as well. and incompatibilities with existing building energy management systems. Utility-provided control switches often had limited functionality, and event notification for commercial buildings often required building operators to be present, to acknowledge signals, and to manually manage response settings. OpenADR — the Open Automated Demand Response information exchange specification or data model — was developed to reduce the cost, expand the availability, and improve the effectiveness and value of DR. OpenADR redefines conventional DR to make it more scalable and flexible. OpenADR also transfers decision making and control from the utility to the customer and integrates DR with existing building energy management and control systems. OpenADR is on track to become a national standard, which will further reduce costs and expand support among energy service providers and building system and controls vendors. status report California utilities began testing OpenADR for automated demand response in 2003. Today, OpenADR is used in more than 300 major facilities in the state. What is Auto-DR? Auto-DR (short for automated demand response) refers to specific DR implementation options using the OpenADR specification. Auto-DR uses communication infrastructures, based on open standards (e.g. Internet Protocol), to manage and curtail loads automatically and in real-time in response to price and reliability triggers. It enables interoperability among utility and customer systems. The Average reduction in summer peak load OpenADR specification is a flexible data model designed to facilitate common information exat California facilities using automated change between a utility or Independent System demand response. Operator (ISO) and its customers. With Auto-DR, price and reliability signals are communicated directly to existing energy management and controls systems or end-use equipment controllers. Facility managers 10-15% 16-19_BOM_0112_CloseUpUtilities.indd 16 12/21/11 7:32 AM You need recruiting help. We’ve got the resources. Facility Pro Recruitment specializes in placing experienced facilities and building management professionals at all levels. If it’s entry level or C-level you seek, Facility Pro Recruitment will find it. Your need is our niche. We follow a stringent, thorough candidate-identification process, conducted by experts with legitimate, hands-on experience in facilities and maintenance management. This additional expertise allows our team to quickly find the candidate that meets your needs. Here’s a sampling of job titles we’ve already placed: • Certified Facilities Manager • VP of Facilities Engineering • Chief Building Engineer • Superintendent of Schools • Property and Asset Manager • Maintenance Technician It takes the best to find the best. That’s what we are and that’s what we do. Let Facility Pro Recruitment handle all of your facilities and building management recruiting needs. www.FacilityProRecruitment.com 1-877-620-4950 17Facility_BOM_0112 FaciltyPro.indd Facility17 12/20/11 8:10 AM Solutions that can help you see increased energy savings. At NYSERDA, we’re dedicated to providing the financial and technical assistance you need to improve your company’s energy efficiency. From energy assessments to new construction, to capital improvement projects, we’ll not only show you how savings can grow from energy efficiency, we’ll help you see how the right plan can lower operating costs. Now that’s what we call Measurable Results. Learn how you can start saving energy and money. To request a Free Solutions Kit, visit nyserdasolutions.org/operatingmanagement, or call 866-NYSERDA now. EES-CI-building-ad-1-v11 FREE INFO: Circle 411 17nyserda_BOM_0112_lr nyserda.indd nyserda17 12/15/11 10:01 AM 18 buildingoperatingmanagement JANUARY 2012 develop pre-determined DR strategies based on an energy audit or building commissioning. These are automatically activated in response to price and reliability events. This approach allows facility managers to design response strategies that are consistent with business operations, tenant comfort and lease requirements. Linking event signals to existing energy management systems provides facility managers with control and flexibility to develop more sophisticated response strategies encompassing a range of loads. While Auto-DR enables facility managers to opt-out of any event, the machineto-machine automated approach eliminates the need to curtail loads manually. AutoDR architecture consists of two major elements. The OpenADR Server provides price, reliability and event signals to an OpenADR client at each site. OpenADR servers are typically established by utility companies, independent system operators or regional transmission organizations. OpenADR servers may also be used by aggregators or energy management service providers. OpenADR clients are typically implemented as integrated Web services software in building energy management or controls systems. Legacy systems that don’t have or can’t accommodate integrated Web services can be retrofitted with a dry-contact relay to receive Auto-DR signals. Average Peak Load Reduction (%) 35 30 25 Unlike conventional utility DR programs that communicate directly to building controls (utility-to-customer), OpenADR clients reverse the communication flow by “listening” continuously (customer-to-utility) for DR signals. This approach preserves security by eliminating the need for utility or other provider DR signals to breach customer firewalls. Automation signals received through the OpenADR client can then be linked to existing pre-programmed demand response strategies independent of control network protocols such as BACnet, Modbus, or others. How Does Auto-DR Perform? OpenADR testing began in 2003 with five large commercial customers. Tests demonstrated demand response impacts and favorable customer acceptance results far exceeding other approaches for any other U.S. DR approach. In 2006, the California Public Utilities Commission (CPUC) approved expanded programs for the state’s three investor-owned electric utilities: Pacific Gas & Electric Company, Southern California Edison, and San Diego Gas & Electric Company. Today, OpenADR is being used in more than 300 major commercial and industrial facilities in the California investor-owned utility service areas, providing more than 200 megawatts of automated demand response. DR plans for 2012 to 2014 were recently approved by the CPUC that should Auto-DR Cuts Peak Demand continue to expand Auto-DR. Auto-DR has consistently shown that automating customer-designed control strategies increases peak load impacts, improves the certainty and reliability of those impacts, and expands options for participating. Facility managers employing Auto-DR have consistently provided average reductions of 10 to 15 percent in summer peak usage with much greater reduction at many sites. (See “Auto-DR Cuts Peak Demand” below.) Actual reported industrial impacts have substantially boosted aggregate average impacts to the 20 to 30 percent range (years 2007-2009), and tests with Seattle City Light in 2009 demonstrated that equivalent impacts can be obtained in both summer and winter. In many cases, Auto-DR strategies also produce energy cost savings. One of the key benefits of the OpenADR standard is that it provides facility managers with capability to switch between DR or pricing options without making any changes to their energy management infrastructure and only minor adjustments to response strategies. Interest in and applications of OpenADR have been expanding rapidly. Testing has confirmed successful applications of Auto-DR with small commercial and residential customers. The Sacramento Municipal Utility District, Nevada Energy, Detroit Edison, the California Independent System Operator, PJM Interconnection, 114 Sites 16,321 kW Automated demand response was used in an increasing number of test sites in California from 2003 to 2009, and consistently showed the ability to make significant cuts in peak demand. Auto-DR was also tested in winter in Seattle in 2009, again reducing peak load. 196 Sites 31,323 kW 303 Sites 55,370 kW 20 18 Sites 646 kW 15 5 Sites 519 k W 11 Sites 1,000 kW 4 Sites 919 kW (Winter) Seattle 25 Sites 1,135 kW 10 5 11% 14% 13% 14% 33% 30% 24% 14% 2003 2004 2005 2006 2007 2008 2009 2009 0 16-19_BOM_0112_CloseUpUtilities.indd 18 12/21/11 7:32 AM buildingoperatingmanagement JANUARY 2012 and many other U.S.-based utilities have conducted or are conducting pilot programs and testing expanded Auto-DR applications. More than 70 control and technology vendors, energy management companies and research organizations are providing support for or pursuing OpenADR applications. Auto-DR testing has already proven capability to support critical peak pricing, capacity bidding, demand bidding, thermal storage, and fast-response wholesale applications. Interest in Auto-DR has also expanded to Europe and Asia. ■ Sila Kiliccote (skiliccote@lbl.gov) is program manager in the Building Technologies Department at Lawrence Berkeley National Laboratory and deputy group leader of the Demand Response Research Center at LBNL. DRRC developed OpenADR with funding from the California Energy Commission’s Public Interest 19 Energy Research program. Mary Ann Piette (MAPiette@lbl. gov) heads the Building Technologies Department and is director of DRRC. Roger Levy (LevyAssociates80@ gmail.com) is president of Levy Associates and a consultant to the DRRC. Email comments and questions to edward.sullivan@tradepress.com. TRENCHING & CORE DRILLING ? OpenADR as a National Standard In 2009, OpenADR was included in the Smart Grid Interoperability Standards Framework, and the Federal Energy Regulatory Commission (FERC) identified OpenADR as a key utility industry standard. In that same year, the OpenADR specification was released as an official California Energy Commission (CEC) document, and the Demand Response Research Center donated version 1.0 to the Organization for the Advancement of Structured Information Standards (OASIS) (www.oasis-open.org) and the Utilities Communication Architecture (UCA) International Users Group (www.ucaiug.org). Those two groups are working to create OpenADR version 2.0, which will be submitted to the International Electrotechnical Commission (www.iec.ch) in Europe for adoption worldwide. In October 2011, the OpenADR Alliance (http://www.openadr.org/FAQs.aspx) and Kansas City Power and Light held a plugfest to demonstrate compliance of devices and other simple energy management systems with OpenADR 2.0. Early adopters from 10 companies tested six clients, two virtual servers, and an alpha version of the certification test suite. This plug-fest is considered a significant milestone in the development of OpenADR conformance. More information about OpenADR can be obtained from technical papers, case studies, and presentations located on the DRRC web site (http://drrc.lbl.gov/ publications/openadr). — Sila Kiliccote, Mary Ann Piette and Roger Levy cut it out! 9eh[Zh_bb_d]WdZjh[dY^_d]Wh[[njh[c[boc[iioWdZ[nf[di_l[" dejjec[dj_edZ[ijhkYj_l[$9edd[YjhWYfhel_Z[iWiebkj_edj^Wj½i[Wi_bo _dijWbb[Zm_j^ekjj^[c[iieh[nf[di["m^_b[cW_djW_d_d]j^[_dj[]h_jo e\j^[ijhkYjkh[$J^[i[\beeh#cekdj[ZkbjhW#bem#fhe\_b[YWXb_d]WYY[ii ioij[cifhel_Z[Wm_h[mWo\ehfem[h"le_Y[WdZZWjWYWXb[i$ Connectivity with flexibility Jebb<h[[.-- # *.& # +,)- mmm$Yedd[YjhWY$Yec ▲ FREE INFO: Circle 475 16-19_BOM_0112_CloseUpUtilities.indd 19 12/21/11 3:27 PM 20 buildingoperatingmanagement JANUARY 2012 COVER STORY 20-25_BOM_0112_coverstory.indd 20 12/22/11 9:25 AM buildingoperatingmanagement JANUARY 2012 M ost of us interact with health systems only as patients, and therefore see them primarily as healing havens. True as that is, they’re also businesses, and have to compete for market share like any other business. That competition is pushing hospitals and health systems to be more efficient in their services while, at the same time, more patient-focused by making services convenient, says Brian 21 Crimmins, vice president, facilities planning and development at Crozer-Keystone Health System in Pennsylvania. “The days when hospitals just sat back and said, ‘When you’re sick, come here’ are over,” Crimmins says. At a time when facility managers continue to grapple with doing more with less, creating progress in the health care delivery model becomes a challenge for any health organization. Photos by Bryan Karl Lathrop Photography/bklphoto.com 20-25_BOM_0112_coverstory.indd 21 12/22/11 10:51 AM 22 buildingoperatingmanagement JANUARY 2012 Even more so in a health system like Crozer-Keystone, which has some hospitals in economically disadvantaged areas, Crimmins says, and so has a less robust payor mix than other systems in the state. Crozer-Keystone is the dominant health care provider in Delaware County, just to the west of Philadelphia. Anchored by five main hospital complexes in a roughly 30-mile circuit, the system also has an ever-growing number of satellite facilities through- out the county, including more than 600,000 square feet of physician office space. The push for innovation and efficiency in health care delivery models at Crozer-Keystone is systemic, from the medical staff’s efforts at infection control to the way patient medical records are handled. And, with Crimmins at the helm, the system’s facilities have played a big role. The current moment in health care is one of transition, from the hospital VITAL STATS Crozer-Keystone Health System Location: Delaware County in southeastern Pennsylvania. Area ~ 191 square miles. Population ~ 560,000. Established: 1990, three hospitals. Two other hospitals joined the system in 1992 and 1997. System Capacity: 728 beds in service, ~ 5 million square feet. System Utilization: 42,000+ patients admitted a year, 133,000 Emergency Department patients. in-patient model to an ambulatory out-patient model. “The hospital will become the place where only the sickest of the sick will end up because of the intensity of the services they’ll need,” Crimmins says. Maintaining Market Share As little as 10 years ago, the idea was that a hospital presided over its geographic area like a shepherd over its local flock. Today, the move to outpatient services opens up the geographic playing field to nearby competitors who can fairly easily open ambulatory sites in a hospital’s historic market. The move towards ambulatory services also gives other factors, like aesthetics, greater weight. “You have many more patients showing up at your front door who aren’t deathly sick and just want you to make them better,” Crimmins says. “They’re coming in and they’re leaving. And they want it to be a pleasant experience.” This all comes together to give potential patients — or health care consumers, as they’re increasingly being thought of — what they want: choice, convenience and a competitive market that is hustling for their business. This gives health systems a major challenge, as they now have to constantly struggle to maintain market share. At Crozer-Keystone, there’s a twopronged approach from the facilities side aimed at capturing that market share. The first is increasing the number of private rooms. As the care mod- As health care shifts more towards an outpatient model, the aesthetics of facilities become more important in maintaining market share. Even on the main hospital campuses, such as at the Crozer Regional Cancer Center on the Crozer-Chester Medical Center campus (left), thinking about how the space looks in order to remain competitive is a consideration. “We’re looking to try to improve the enviroment for the patient wherever we can,” says Brian Crimmins, vice president, facilities planning and development at CrozerKeystone. 20-25_BOM_0112_coverstory.indd 22 12/22/11 10:52 AM buildingoperatingmanagement JANUARY 2012 el has shifted to outpatient care, fewer in-patient beds are needed to serve the population in hospitals. While that at first seems like a bad trend, there is actually a silver lining: It allows Crimmins’ team to retrofit the hospitals towards a goal of all private rooms. From the facilities perspective, the square footage isn’t changing, so there is no efficiency gained, Crimmins says, but it improves patient satisfaction, creates lower densities on the unit and is helpful for infection control. Decentralizing Health Care The other avenue of attack — setting up the ambulatory sites — is where the bigger challenge lies for Crimmins’ team. The thrust has been to take the services that would have been borne out in the hospitals and put them out into the community in medical office buildings and, in some instances, in business occupancy buildings, Crimmins says. And once you move off the known world of the hospital campus, everything from code compliance to management strategies becomes a learning opportunity. As a sample, over the last five years, four sleep centers have been added. In the western suburbs, there’s a 60,000-squarefoot building built almost four years ago where Crozer-Keystone holds the master lease. Immediately adjacent is another 60,000-square-foot building — the master ‘WE’RE GOING TO MOVE IN THE 23 quired by a typical office building. As well, even though you can take a service out of a hospital, you can’t take the regulations and level of review out of the facility housing the service. Not only will there be a cancer center in the new building, but also a gastrointestinal lab. Though it is only 4,000 square feet, the lab triggers Pennsylvania Department of Health regulatory review, which was an unexpected turn due to recent changes in what classifies as ambulatory versus business occupancy. In any situation where even one patient is incapable of self-preservation (basically whenever an anesthetic agent is being used), the facility is classified as ambulatory and a whole different level of review, which was totally foreign to the developer, comes to bear. Alterations to the base building had to be made because of different fire ratings required, and fire system and emergency power testing frequencies and procedures are stepped up. “It adds some complexities to the construction process when we’re off the campus,” Crimmins says. “With the hospital, you know what you’re dealing with. But you get out into these communities, and it’s a whole new ballgame for everyone.” Even labor politics get into the mix. The developer typically does not use union labor, while on the (continued on page 24) BEST INTEREST NOT OF THE HEALTH SYSTEM, INDIVIDUAL FACILITIES.’ lease of which is also held by the organization — that is being built out to house a cancer center. “We’re in the process of building a linear accelerator and a medical oncology suite in an office building that we don’t own,” Crimmins says. “These are things the typical office building is never involved with.” The linear accelerator, for example, sits just outside the main building envelope. It requires a vault with 5-foot thick concrete walls. The facility will require specialized HVAC and emergency power, significantly beyond that re- 20-25_BOM_0112_coverstory.indd 23 12/22/11 9:25 AM 24 buildingoperatingmanagement JANUARY 2012 hospital campuses, Crozer-Keystone typically does. In these satellite facilities, while Crozer-Keystone is not the owner, as the major tenant their name goes up on the building and that’s when the pickets and phone calls start. Just another wrinkle to iron out when you move off campus, Crimmins says. Lean Team’s Growing Portfolio Crimmins began his career in general hospital administration with the Detroit Medical Center. As he trained in two hospitals at that system, he always tried to get placed with various clinical departments to stay on the path of general hospital administration. But he kept gravitating back to the facility side. It ended up giving him a well-rounded perspective on the needs of a health system. Though he’s the one to have to make the tough calls, Crimmins’ approach is not topdown, viewing his role less as director and more as collaborator with his team. “I try to get them to understand the priorities of the health system,” Crimmins says. “They have to take ownership in their own hospital or building, but at the end of the day they have to understand that we’re going to move in the direction that is in the best interest of the health system and not of the individual facility.” At Crozer-Keystone, Crimmins operates with a lean team. There are three facilities directors over the five hospitals and 40 satellite facilities. There is also a director of real estate and a team of five in property management that report back to Crimmins. “For the most part, we all wear several different hats,” says Anthony Salvatore, director of facilities services at Taylor Hospital and Springfield Hospital. Twenty years ago, there might have been a director each for facilities, environmental services, and safety and security. Not anymore. It’s harder because there’s more work. But, he concedes, “it’s easier in that you can’t have a disagreement between three different departments if one person is running the three different departments. There’s more directed vision. You see it one way.” As services move out from the centralized hospital campus to smaller, often less complicated, facilities in the community, it creates more moving 20-25_BOM_0112_coverstory.indd 24 Pro Tip: Leverage a Portfolio’s Size Wisely With five hospital campuses and more than 40 off-campus facilities, Crozer-Keystone Health System can leverage its size to gain efficiencies with its service contracts. For example, it’s a lot easier to drive a good deal from a vendor for elevator maintenance contracts when all 130 cars are on the table. But setting up contracts as a system is not always a good deal, says Brian Crimmins, vice president, facilities planning and development. When the snow removal contract was sent out to bid, operating as a system was expected to attract a larger, more wellequipped company. Though that goal was achieved, the logistics problem it created ended up nullifying the benefit. The hospitals are close enough that a significant snow storm hits them all. “We ended up in a situation where one facility was screaming to get more equipment, and it was at another of our facilities,” says Crimmins. “There’s limits on any contractor.” Now, each facility has its own snow removal contract, so each can try to be the top priority for that contractor when the need is greatest. — Naomi Millán, senior editor parts for Crimmins’ team to track and dilutes available resources for operations and management. Recently, on a committee related to Joint Commission standards, all of the off-campus sites and who is doing what were put on one spreadsheet, which was an eye-opening experience. “It’s no longer one hospital and you know what you have. We’ve got stuff all over the place now,” Crimmins says. And with 40 and growing off-campus sites, the trick is to know who is responsible for what, especially when the Joint Commission or the Department of Health comes calling. The number of off-campus sites presents a sheer physical logistics challenge. Currently, the set up is that each hospital’s director is also responsible for the sites generally in the hospital’s geographic area. For example, Salvatore has eight in his zone. “It’s a challenge to give them the time and energy they deserve,” he says. Salvatore, who also sits as a representative on the national board for the American Society of Healthcare Engineers, sees the trend will be more branching out into the community. “We’re looking at more outpatient services, more outpatient facilities,” he 12/22/11 9:25 AM buildingoperatingmanagement JANUARY 2012 says. “So the idea that these places are going to be strewn around the county is going to continue to grow.” A strategy being considered is putting all of the ambulatory sites under the supervision of a single facility director or under the property management department to help keep things from falling through the cracks. 25 Brian Crimmins explains how Crozer-Keystone Health System’s portfolio has evolved over time at www.facilitiesnet.com/12900facilitiesmanagement Allocating Resources And of course there’s the ever-present strategizing of operating increasing square footage with limited budgets. Crimmins has a seat on the hospital’s capital allocations committee, where he tries to be impartial and has to make decisions that might not always be popular with his team. For example, the main data room for the health system has been maxed out in terms of the amount of power and emergency power its facility can deliver to it. So a secondary data room is being built out to relieve the pressure and create some redundancy. “Spending the money to build that data room I’m sure raised some eyebrows with some people,” says Crimmins. There’s always the need for capital in a hundred different directions: new patient care equipment, new roofs, etc. The new data room will be in a more remote location, isolated from where most of the hospital would see it. But it’s Crimmins’ job to understand the need where others don’t. “With everything becoming more and more computerized, should (the data center) have a problem, it really cripples the whole system,” he says. When Crimmins looks to the next five to 10 years, he sees a continuation of tuning the health care facilities portfolio to meet the needs of the customers. As inpatient numbers continue to fall at the hospitals, some of the spaces might be converted to outpatient purposes. Some of the smaller ambulatory sites will be consolidated into larger sites, where you can get more critical mass and gain some staffing and operations efficiencies. “It all goes towards finding the most cost-effective way to deliver the highest quality of care,” he says. ■ Email comments and questions to naomi.millan@tradepress.com. You need recruiting help. We’ve got the resources. Facility Pro Recruitment specializes in placing experienced facilities and building management professionals at all levels. If it’s entry level or C-level you seek, Facility Pro Recruitment will find it. Your need is our niche. We follow a stringent, thorough candidateidentification process, conducted by experts with legitimate, hands-on experience in facilities and maintenance management. This additional expertise allows our team to quickly find the candidate that meets your needs. Here’s a sampling of job titles we’ve already placed: • Certified Facilities Manager • VP of Facilities Engineering • Chief Building Engineer • Superintendent of Schools • Property and Asset Manager • Maintenance Technician It takes the best to find the best. That’s what we are and that’s what we do. www.FacilityProRecruitment.com • 1-877-620-4950 20-25_BOM_0112_coverstory.indd 25 12/22/11 9:25 AM 26 buildingoperatingmanagement JANUARY 2012 CEILINGS Changes On High Today’s ceiling options give facility managers multiple tools to address workplace trends by karen m. kroll, contributing editor I ARMSTRONG CEILING SYSTEMS t’s easy to think that ceilings are just there for looks. Unlike walls or floors, they don’t meet an obvious functional need except to hide the plenum. And if the design goal is a contemporary, loft-like appearance, why not just eliminate the ceiling? Over the past decade, that’s exactly what a growing number of spaces did. What’s more, doing without the ceiling seemed a logical complement to an emphasis on green design. But doing without ceilings meant giving up some of their important benefits. High on that list is acoustics. In some open-plenum spaces, the lack of ceiling has had a negative impact on productivity. “It looked cool but no one could function,” says Jason Gordon, president and chief executive officer with Heartland Acoustics & Interiors. Consider a 2005 survey by researchers at the Center for the Built Environment at the University of California-Berkeley and at the International Centre for Indoor Environment and Energy at the University of Denmark, “Acoustical Quality in Office Workstations, as Assessed by Occupant Surveys.” Survey respondents in private offices gave positive numbers when ranking their satisfaction of noise level and sound privacy. On the other hand, respondents in cubicles and open offices gave negative scores. In fact, more than half of cubicle-dwellers said that poor acoustics interfered with their ability to work. Exacerbating the acoustical challenges has been the move from private offices and workstations to desking or bench systems. As this has occurred, the physical barriers between employees have been removed, says Niklas Moeller, vice president with K.R. Moeller Associates, the developers and manufacturers of the Logison Acoustic Network. “It becomes very difficult to offset the loss of physical separations.” With fewer surfaces left to absorb sounds, noise from conversations and equipment reverberates within the space. “You sacrifice acoustics in an extreme way,” says Joann Davis Bray- The interior/conference room area of RPA Design in Charlotte, N.C. The acoustical ceiling clouds are comprised of a series of alternating concave and convex geometric patterns. man, vice president of commercial marketing with Armstrong Building Products. “There’s tons of noise but you can’t hear the person across from you,” she says. “We spend a good portion of the day, even in the workplace, doing noise-generating activities,” says Katherine Rupp, marketing manager with Lencore Acoustic Corporation. “It impacts us and the people around us.” As a result, some level of acoustical treatments or absorbing material is needed in most facilities. Clouds and Tiles One solution is sometimes referred to as “clouds” or “canopies,” Davis Brayman says. These are panels suspended from an open ceiling to provide acoustical absorbency and reduce noise levels. “They don’t destroy the design intent but provide better performance for the occupants.” They also provide the architect ultimate design flexibility. “We’re seeing more clouds and To read the Cal-Berkeley study on ceiling canopies,” says Jim Strout, area manager with Performance Contracting Inc. “They’re the new acoustics, visit: http://www.cbe.berkeley.edu/ wave.” They’re often reserved for high profile research/pdf_files/Jensen2005_IndoorAir.pdf space due to cost, he adds. 26,27_BOM_0112_Ceilings.indd 26 12/20/11 8:29 AM buildingoperatingmanagement JANUARY 2012 Another solution has been sound-absorbing panels that can be connected to the bottom of the floor above an open area, Gordon says. They absorb sound, while maintaining the look of an exposed structure. While some panels are formulated for use in offices, others have been developed for recreational areas, such as gyms and swimming pools. Environmental Considerations The idea that removing a ceiling would make a space more sustainable encouraged the move to open plenum spaces. “They thought that by ‘de-materializing’ they would gain sustainability,” says Davis Brayman. What’s more, building owners interested in LEED certification often focused on other components, such as energysaving HVAC systems, because a building’s acoustical attributes haven’t been included in the certification, says Moeller. He adds that this may change with the U.S. Green Building Council’s Pilot Credit 24, which focuses on acoustics in new construction and commercial interiors. Perceptions aside, there is evidence that ceilings can reduce the environmental impact of a space, in addition to providing acoustical benefits that can improve indoor environmental quality. A study by the Ceilings & Interior Systems Construction Association compared an area’s energy use with a suspended ceiling and an open plenum. Researchers found that installing a suspended ceiling saved between 9 and 17 percent of energy costs. In addition, many high performance acoustical ceilings “are also highly light reflective,” says Dawn Chittick, director of marketing with CertainTeed Ceilings. For instance, a ceiling with a 90 percent light reflectance reflects 90 percent of the light from its surface back into the room. That means fewer light fixtures are needed. Over the past several years, one focus of indoor air quality has been to reduce or eliminate the amount of volatile organic compounds and formaldehyde in a space, Davis Brayman says. However, she points out that while it’s possible to reduce the amount of formaldehyde in a facility, some still occurs naturally. In addition, it’s a component of some cleaning solutions. To counter this, a new type of ceiling tile incorporates a coating that removes formaldehyde. Davis Brayman says the analogy can be made that it “eats” the formaldehyde. Facility managers or owners interested in the environmental performance of the ceiling systems they use will want to look for systems that possess an Environmental Product Declaration, or EPD, Chittick says. “An EPD is a single source for finding scientifically robust and transparent product performance information about a product’s environmental performance, verified by a qualified third party,” she says. Design Trends Another trend has been the growing interest in moving away from the typical 2-by-2 or 2-by-4 ceiling grid, and making a facility unique, Sampson says. “Every owner wants something different.” That’s particularly true in higher-profile public areas. To achieve this, more facility managers are turning to metal ceilings, Sampson says. The metal can be perforated, allowing sound to travel through it, rather than reverberating. An acoustical treatment can also be applied to the back of the tile. Also gaining popularity is the use of wood materials within ceilings, Gordon says. The shift is particularly noticeable in the 26,27_BOM_0112_Ceilings.indd 27 27 Not Your Father’s Sound Masking As office designs have become more open, with less use of ceiling materials and lower, or no, panels to separate employees, they’re “creating environments with tremendous noise problems,” says Michael Polan, director of sales with Lencore Acoustics Corp. But some facilities have gone in the opposite direction, and installed building systems so quiet that every conversation becomes annoying and intrusive. In either case, one way to address the acoustical impact of these trends is sound masking, or the introduction of a background sound to a space to make it more difficult to decipher others’ conversation, even if you can hear talking. “Sound masking makes offices livable,” Polan says. While sound masking has been around for decades, it’s changed significantly. Twenty or 30 years ago, sound masking consisted largely of “harsher white noise that could be distractive,” Polan says. In addition, the systems had a single point of control that didn’t allow adjustments throughout the space, says Niklas Moeller, vice president with K.R. Moeller Associates, developers of the LogiSon Acoustic Network. This made the sound too loud in some places, too quiet in others. Facility managers looking at sound masking systems today will find that much of that has changed. For starters, the sound is engineered to be more pleasing and easier to listen to, Polan says. In the past, the background noise itself could be grating, so it wasn’t unusual for the systems to be turned down until they no longer were effective. Unlike many older systems, which often required physically climbing into the ceiling to make adjustments, today’s systems may be connected via a computer network and controlled from a single workstation or panel. “It’s easier to use and more precise,” incorporating a larger number of small adjustment zones, Moeller says. In fact, some systems allow the operator to use a network interface to control sound masking systems in several buildings, Polan says. In addition, some networks can be used to control other systems, such as music and paging, as well. — Karen Kroll public areas of health care facilities, he says. “It makes it more inviting, versus a white, hard surface.” As with metal, wooden ceilings can be perforated so that they absorb sound. Another shift is the focus on reducing transition points, so that the elements within a space flow, Davis Brayman says. To achieve that effect, manufacturers have developed ceiling systems that incorporate other elements, like lighting and sprinklers, as well as systems in which the walls seamlessly transition to the ceilings, she says. While often overlooked, ceilings clearly can enhance a facility, at a reasonable cost. “Ceilings typically don’t add much to the overall cost of a facility, compared to the mechanical, electrical and plumbing scopes, yet they can have a significant impact on the building’s environment,” Strout says. As a result, it makes sense to look for products that work effectively. ■ Karen Kroll, a contributing editor for Building Operating Management, is a freelance writer who has written extensively about real estate and facility issues. Email comments to edward.sullivan@tradepress.com. 12/20/11 8:29 AM 28 buildingoperatingmanagement JANUARY 2012 EMS/BAS 4 Steps Bring Controls Upgrade Success Facility managers share what they’ve learned about BAS/EMS projects, from planning to installation by rita tatum, contributing editor S A controls upgrade helped Brandywine Realty Trust win an Energy Star label for 500 N. Gulph Road in King of Prussia, Pa. Other energy-saving tactics ranged from tenant-engagement efforts to monitoring to automatically shutting off power to equipment when it was not needed. ooner or later, it happens. EMS/ BAS controls start failing. Getting parts or someone to work on them becomes more difficult. Or new needs arise that the existing controls are not able to handle. Knowing where to begin and how to proceed with new controls installations can be daunting. Four areas are crucial to the success of a controls upgrade, say facility managers who have hands-on, inthe-building experience upgrading controls: surveying existing controls, deciding what sort of controls you want, justifying the project and man- BRANDYWINE REALTY TRUST 28-33_BOM_0112_EMS/BAS.indd 28 aging the actual controls upgrade. The lessons they’ve learned in those areas can help all facility managers navigate the sometimes treacherous waters of an upgrade. 1. Surveying the Existing Controls The first step in any EMS/BAS upgrade is a thorough survey of existing controls. Brandywine Realty Trust, surveyed all 239 of its buildings to determine what was installed where, how old the equipment was, what level of software was being used and when the software was last upgraded. During the process, the REIT found that there were nearly as many variations on the controls theme as there were buildings. “Some are relatively simplistic systems and some have all the bells and whistles,” says Brad Molotsky, executive vice president and general counsel for Brandywine. The REIT’s energy team, which is part of Brandywine’s sustainability team, analyzed the top three or four systems, developing each system’s pros and cons. “So when managers decide to install an EMS system at their building, they know what ones to have bid for their project,” says Molotsky. “They also know the capabilities of each system.” Brandywine has already replaced pneumatic or stand-alone electric HVAC controls with Web-based digital controls in some of its 239 build- 12/22/11 10:44 AM Making energy data make sense. Introducing EnergyReports TM from the creators of WebCTRL® Now with just a glance at a graph you can analyze a building’s energy consumption and demand data. E N E RGY DATA Using WebCTRL’s trend data for metered energy sources, Automated Logic’s EnergyReports™ lets facility managers visualize building performance, compare different time periods, and troubleshoot potential problem areas. And since it incorporates ALC’s Environmental Index™, occupant comfort can easily be tracked against building efficiency. BUILDING 1 Ask us how Automated Logic has helped customers reduce energy, improve comfort, and earn an Innovation Point in the LEED ® certification process. Contact us today. www. a u t o m a t e d l o g i c . c o m / e n e rg y 770.429.3000 FREE INFO: Circle 408 29_BOM_0112 AutomatedLogic.indd 29 12/15/11 1:33 PM 30 buildingoperatingmanagement JANUARY 2012 controls that can be integrated into an enterprise system. If you have a single building you may just need controls that can communicate alarms off site.” The State of Oklahoma recently began a multiphase, 18 building upgrade of EMS/BAS controls. “We found that we could get more out of new controls than we were getting from our 15-year-old controls and they were 30 to 40 percent less in terms of replacement cost,” says Craig Cherry, facilities operations management on the upgrades. From earlier projects, Brandywine aggregated cost and consumptionsavings data. “We saw the results of the EMS upgrades and were surprised by the relatively short payback periods, the increase in performance and reduced electrical expense,” says Cichocki. The earlier data gave Brandywine a performance baseline that showed how much electrical expenses could be reduced while still maintaining tenant comfort. “In one building, we reduced the electrical expense by more than $1.75 per square foot,” says Cichocki. When planning controls upgrades, Brandywine also investigates utility and legislative rebates — Craig Cherry, State of Oklahoma Department of Central Services for installing or retrofitting to more energy efficient equipment. Brandywine recognizes that conmanager for Oklahoma’s Department that all they need is a good tweaking. trols bring benefits beyond reducof Central Services, who has a strong Ron Sharpe, now retired, was mantions in electrical costs. “The building background in building automation. ager of building automation systems engineers love it,” says Cichocki. “The The state spent more than two for The Ohio State University. Sharpe web-based system takes all the guessyears in research before embarking also is an emeritus board member work out of trying to find out what’s on the mammoth project. “Even if you of BACnet International, currently wrong. You can do 95 percent of the are only doing one building, upgradserving on the education committee. troubleshooting via your computer ing controls is going to be a decent Sharpe has done numerous energy before you go on the roof or in a tenexpense,” says Cherry. “If you are upmanagement projects for schools. ant space to make the fix.” grading a campus, you’re not looking Many times systems get installed and Control upgrades are also one part at a one or two year project. So you’ll run optimally in the beginning. of a strategy to increase the number of want to be sure that the controls not “But over the years, the EMS gradBrandywine properties that have Enonly fit the operations of your facilities ually drifts out of control and starts ergy Star certification. today, but also they need to be flexible eating lots of energy before anyone re“We have moved our inventory of enough to meet changing operations. alizes it,” says Sharpe. “Many schools Energy Star buildings from six in 2009 Our controllers have to be flexible and have good pneumatic controls. If they to more than 60 owned, managed and 100 percent programmable.” are retuned, the school can save 10 to joint venture properties, comprising During Oklahoma’s research 15 percent. Then, if the building aumore than 11.6 million square feet of phase, Cherry looked at the type tomation system also is adjusted, anspace, and we are not done yet,” says of data the state wanted out of its other 15 percent can be saved. With Molotsky. “Our goal for 2012 is to insystem. “We wanted information even small investments, schools often crease this number to 75 properties, on utility usage, trending, logging, can reap an easy 30 percent in utility representing more than 50 percent of maintenance. We wanted all the bells costs.” the portfolio’s square footage.” and whistles,” says Cherry. “Once we While controls upgrades somedevelop the concept for one facility, Deciding What times bring quick paybacks, that isn’t we also do not want to have to recreYou Want necessarily the case. Still, just because ate the wheel for the other 17.” an upgrade doesn’t produce dramatic There is a wide range of control energy savings in the short term, that options available to facility managers. Justifying a doesn’t mean the project isn’t worth It’s essential to go into the upgrade Controls Upgrade doing. Oklahoma started about three process with an understanding of the years ago on concerted energy conneeds of the facility. Research is also important for servation efforts. “We were able to “It’s really important to choose the justifying an EMS/BAS upgrade. The reduce our use by 25 percent,” says right controls for the job, not necesexperts agree that comparing costs Cherry. “Now, it’s harder to reduce, sarily the highest controls available,” of the new units with savings in conbut we don’t want to slip backward. says Sharpe. “If you have multiple sumption, reduced maintenance and We’re installing the new controllers buildings, then you probably need repair costs, etc., helps sell upper ings. Typically, the REIT retrofits the entire building’s controls, says Stan Cichocki, senior property manager at Brandywine. “Now, from anywhere we have computer access, we can see the rooftop units working, the temperatures, static pressure and whether we are free cooling, mechanical cooling or in heating mode. We can also adjust set points to make them more efficient.” A careful evaluation of existing controllers may bring a pleasant surprise to facility managers: It’s possible ‘We’re installing new controllers to maintain our savings, even improve them.’ 2. 3. 28-33_BOM_0112_EMS/BAS.indd 30 12/20/11 10:13 AM Solution Partner Authorized TALON® Dealer How can I take something rigid and make it flexible? TALON® Building Automation advances your building’s performance and helps make it more sustainable. From reducing greenhouse gas emissions and energy costs, to achieving LEED certification or Energy Star standards, TALON’s whole-building approach takes you where you want to go. So you can precisely monitor and control systems, measure real results, lower operating costs, and remain on the cutting edge of energy efficiency. Contact a local Siemens Solution Partner to get started today. usa.siemens.com/talon Answers for infrastructure. FREE INFO: Circle 409 31_BOM_0112 SIEMENS.indd 31 12/15/11 10:03 AM 32 buildingoperatingmanagement JANUARY 2012 To prepare for future upgrades, Brandywine analyzed the top EMS in its portfolio for strengths and weaknesses. — Brad Molotsky, Brandywine Realty Trust to maintain our savings and even improve them.” Savings may come from the ability to respond quickly to changing business parameters. “For example, our utility company got a rate change approved and we got a 30 day notice,” says Cherry. “The new cost structure was a drastic difference from what we had been paying. We needed to implement changes, reprogram controllers so that we would not have our usage increase or our cost increase.” The changes enabled the state to avoid spending $30,000 more on higher kilowatt-hour use. Jim Sinopoli, managing principal of Smart Buildings, is involved in a massive upgrade of legacy controllers at a major health care facility in Ohio. In all, a dozen or so buildings throughout the medical campus are getting new controllers. The replacement budget is $2.5 million. Because the medical facility has stringent health care compliance requirements, upgrading requires careful scheduling so that patient care is not compromised during the upgrade process. Sinopoli says multiple factors helped justify the upgrade. “Getting parts and maintenance for the older controllers was a problem,” says Sinopoli, “so they were cannibalizing older controllers.” Another issue was reliability. In a health care facility, temperature setpoints and humidity controls must be maintained for patient safety. The last thing a health care facility is for the HVAC to falter in the operating suites. 4. Managing the Upgrade Project Once a project has been justified and a short list of vendors selected, it’s up to the facility manager to ensure that the project is successful. Sharpe recommends that facilities managers have vendors they are interested in demonstrate their equipment. “Then insist that they leave the equipment with you so you can test it.” Timing on controls projects can be complex. In Oklahoma’s case, a new EMS/BAS system is being installed. The first phase is expected to cost $1 million plus and will replace about 30 to 40 percent of existing controllers. 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Paying attention to the nuts and bolts is essential to project scheduling. “As you replace field controllers, there’s a period of time where the controller is not controlling anything,” says Sinopoli. “So there’s a lot of preparation and scheduling involved. Generally, you try to install the new controller next to the old one that is still operating. Then, when everything’s in place, you transfer to the new one so that field devices are up and operating.” Issues on the use of UPS for controllers and emergency power also need to be addressed. “If the controller loses power, all things connected to that field controller are compromised,” Sinopoli says. In a project as complex as a controls upgrade can be, facility managers should choose carefully when selecting the experts. “One thing we learned in doing the specifications was that we needed to double-check the controllers’ ‘Choose the right controls for the job, not necessarily the highest controls available.’ — Ron Sharpe, The Ohio State University (retired) 33 software requirements,” says Cherry. “Devices could come from multiple vendors, but as end-users we didn’t want two or three laptops running software packages to run the building.” This can be addressed by insisting all use the same software. Otherwise, building operators may need to learn several software formats. For assistance in this area, Cherry recommends using a systems integrator consultant that is independent from any of the vendors, but that understands the needs and requirements of building automation. Sharpe agrees that the choice of systems integrator is crucial. “The systems integrator can make the EMS/BAS work or give you the biggest headache you ever came across.” ■ Rita Tatum, a contributing editor for Building Operating Management, has more than 30 years of experience covering facility design and technology. Email comments and questions to edward.sullivan@tradepress.com. You need to buy ____________ (fill in the blank) Step 1: Go to the Product Research Center on FacilitiesNet.com Step 2: Research & compare. Step 3: Contact the industry’s most reputable suppliers for a quote. Step 4: Buy. Step 5: Go home early. And share your buying advice with peers! Product Research Center Be an informed, empowered buyer and save time and money in the process. Go to www.facilitiesnet.com/prc today. 28-33_BOM_0112_EMS/BAS.indd 33 12/20/11 10:13 AM 34 buildingoperatingmanagement JANUARY 2012 DATA CENTERS Fast Track: A Look at Modular Data Centers An assembly-line approach to data center construction can cut day-one costs, save time and boost operating efficiency by rita tatum, contributing editor T he data center market is booming. Construction of data centers is expected to grow by more than 16 percent in 2012. To keep up, the industry is borrowing concepts used decades earlier when housing demand outstripped supply. Data centers are going modular. From mini-data centers to Tier 4 electrical and mechanical infrastructure, data centers are taking advantage of factory assembly, where quality can be pretested and weather conditions do not affect tight construction schedules. The inherent advantages of manufac- turing often allow less initial capital outlays, always a plus, but especially valuable in today’s tight economy. Given such advantages, it’s not surprising so many are playing the prefabricated ace for everything from small “data center in a shipping container” applications to the off-site chiller plant constructed for a Tier 4 center handling 2,000 transactions every second. The modular approach promises construction of a center in weeks, rather than the year or more it takes with stick-built on-site construction. The concept that built Levittown, N.Y., along with many suburban communities in the mid-20th century, now has moved into cloud services. Rapid Growth A DatacenterDynamics Industry Census 2011 survey of more than 5,000 data center owners and operators found the global market will grow more than 16 percent during 2012 to about $35 billion. This phenomenal growth includes new facilities construction and existing facilities extensions and upgrades, as well as increased outsourcing of data center TIER I TIER II TIER III ACTIVE CAPACITY COMPONENTS TO SUPPORT THE IT LOAD N N+1 N+1 N AFTER ANY FAILURE DISTRIBUTION PATHS 1 1 1 ACTIVE AND 1 ALTERNATE 2 SIMULTANEOUSLY ACTIVE CONCURRENTLY MAINTAINABLE NO NO YES YES FAULT TOLERANCE NO NO NO YES COMPARTMENTALIZATION NO NO NO YES LOAD DENSITY DEPENDENT LOAD DENSITY DEPENDENT LOAD DENSITY DEPENDENT CLASS A TIER REQUIREMENTS SUMMARY CONTINUOUS COOLING TIER IV The Uptime Institute created the Tier Classifications to consistently describe site-level infrastructure required to sustain data center operations. In Tier IV, Class A continuous cooling requires backup power for the entire cooling plant. Source: The Uptime Institute 34-38_BOM_0112_7x24.indd 34 12/20/11 8:31 AM Giving more data centers, more options for power. 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To keep pace with such growth, data centers often need to be up and operational in weeks, rather than months. They need to be flexible, nimble enough to respond to changing technology. They need to be dependable, up to Tier 3 and Tier 4 data center demands. To accomplish that Herculean task, designers are taking advantage of Henry Ford’s assemblyline effectiveness. In one container application using factory-built modules, it took less than two months from the time the company took possession of the building until the first customer was activated in the 800,000-square-foot co-location center. That’s phenomenal speed even for the information technology industry, which is known for 18-month generational growth spurts. Defining Modularity The term “modularity” refers to the practice of prefabricating units in manufacturing facilities under controlled conditions and then transporting those completed units to a separate site. The variable in data center modularity is defining the “unit.” At one end is the data center in a shipping container. That is, each container houses computer servers, along with wiring, power and cooling systems. Once assembled and pretested, they are loaded onto flatbeds, driven to the site and basically just plugged in. Kevin McCarthy, associate vice president of AECOM, says that such solutions can be deployed one fully configured container at a time. “Once it arrives on site, the facility provides chilled water, power and communications to the container,” he says. Another version of modularity being seen at trade shows are modules with cooling and electricity built in, according to Paul Schlattman, vice president of mission critical facilities for Environmental Design Systems, Inc. “These modular containers typically hold up to seven racks,” he says. Schlattman says he sees those containers as serving customers who need a new data center application and have no capacity or swing space in their existing mission critical facility. 34-38_BOM_0112_7x24.indd 36 It’s not very often that you can get Microsoft, AOL and Google to all agree on something. One thing they do have in common, though, is membership in the 7x24 Exchange. The 7x24 Exchange is a non-profit organization that aims to help companies learn from and share ideas with each other on how best to design, build, operate and maintain mission critical infrastructures. The Exchange holds two conferences each year, in the spring and fall, as well as publishing a twice-yearly magazine. While each conference has a theme — the Spring 2012 conference’s is “Thought Leadership” — the presentations retain a technical focus, says Bob Cassiliano, chairman of the board. “Sessions on data center construction, co-location facilities and industry trends are presented by experts in the field,” Cassiliano says. “There have been presentations by Sun on containerization, Yahoo on their ‘chicken coop’ design and most recently a talk on eco-DC at Deutsche Bank.” As for the types of things 7x24 Exchange members will be dealing with, Cassiliano says that one area where there has been a big shift is in the rise of co-location, as co-location sites have improved security and resiliency while allowing for no upfront capital outlay. “As an example of a change in mindset, financial services companies would never have shared space with a competitor in the same data center or had a production application run at a co-location site. They do now,” he says. But for companies that build their own data centers, the trend is to evaluate not just location, but what’s actually being run on the servers. “Companies building their own data centers are looking at locations that provide for low-cost energy and climates that allow for optimum leverage of free cooling,” Cassiliano says. “Additionally they are taking a closer look at classifying applications and running the critical apps at a Tier 3 or 4 facility and less critical apps at a Tier 1 or 2 facility, thereby making efficient use of capital.” — Casey Laughman, managing editor He considers them a temporary fix until the company can build out a permanent solution. They also are valuable for disaster recovery applications and have been offered since the late 1990s. A third level of modularity — and the one that currently is the most frequently built out — is to prefabricate certain components as part of an existing or even new data center infrastructure. A variant of this approach is to use the same modular component to provide the redundancy necessary for multiple modular systems, which is particularly valuable for large Tier 2 and Tier 3 data centers. Here’s how modularity works in the latter scenario: One separate electric infrastructure, called a catcher system, is the backup for up to four data modules. On those rare occasions that a glitch occurs or maintenance is necessary, one of those modules may need the redundant electric infrastructure that the catcher provides. The catcher system mirrors the module’s electrical need and is designed to catch up to four separate systems. In a multistory server farm application, using a catch- er system on each server floor allows maintainability with no downtime. Modularity also can be applied to the mechanical and electrical infrastructure of large data centers. “Basically, we define modularity as building the mechanical and electrical infrastructure off site and then reassembling it,” says R. Stephen Spinazzola, vice president of RTKL. Every level of data center can potentially benefit from modularity. For sudden need, temporary applications and unpredictable growth situations, container modules are practical. For campus environments, modules fed into a centralized chilled water plant and built around centralized power generation may be practical. For large Tier 3 and Tier 4 applications, modularity helps to bring down per-rack costs. 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However, Sewell says he believes one of the best modular design applications is an enterprise data center capable of hosting both critical and non-critical business applications. “By designing the data center in modules, one doesn’t overbuild the infrastructure for non-critical applications that can tolerate some outages, such as email or office apps,” Sewell says. “At the same time, critical applications can be supported by Tier 3 or Tier 4 infrastructure to assure the proper level of availability.” Spinazzola believes modularity shines in Tier 3 or Tier 4 applications, particularly when it comes to chillers, generators and UPS systems. In fact, he believes the quasi-assemblyline approach, helps to reduce the Questions to Ask Kevin McCarthy, associate vice president of AECOM, offers nine crucial questions facility managers ask when evaluating the use of modularity in their data centers. 1. Is the design approach for this project expected to allow for a modular deployment of equipment over time? 2. Do the design and construction teams understand our modular goals; do they understand how to design and build this type of facility? 3. What Tier level is the facility expected to achieve? 4. What is the expected size of the module (i.e., space, number of racks, power load)? 5. What equipment vendors best meet our modular needs? 6. Can the capital budget be spread out over a number of years? 7. What type of innovative approaches are we willing to accept? How can we prove these approaches are reliable? 8. What is the expected PUE for the project? How do we meet this goal in a modular design? 9. What do we want to accomplish with modularity: Containers for speed, modular HVAC and electrical for expandability, modular IT deployment for cost savings or modular rack configurations for PUE management? “Each goal or combination of goals may yield a different design approach,” says McCarthy. — Rita Tatum 34-38_BOM_0112_7x24.indd 38 cost per kilowatt and save time as compared to on-site built units. “The factory-assembled chiller may even be better than a stick-built chiller plant,” he says, “because it can be tested before it leaves the factory.” When It’s Not Practical Modularity allows building owners to increase capacity incrementally, spreading the cost of capital over several years. But that makes sense only if there’s enough space to allow growth to spread out over time, says Terry Rennaker, vice president of Skanska. The challenge becomes building an infrastructure that is flexible enough for the 18-month life cycles of information technology. For instance, a stateof-tomorrow data center built in 1996 for Microsoft could handle as much as 1.5 kilowatts per rack. At the time, some thought that density capability was wasteful overbuild. Today, eBay’s flagship data center in South Jordan, Utah, supports power densities up to 30 kilowatts per rack. Rennaker admits designing data center infrastructure is far more challenging than building an office building. “People’s needs do not change dramatically from generation to generation,” he says. “We can be pretty sure that an office building will still be useful 20 years from now.” The problem becomes how much infrastructure to build into the space so that power usage effectiveness (PUE) is optimized. Obviously, if a data center has 10 megawatts of capacity but only has 1 megawatt actually plugged in, electricity is being wasted. “Electrical equipment runs better when it’s fully loaded,” says Rennaker. “So if we add power generation incrementally, we can keep operating at the higher efficiency levels.” PUE and energy efficiency certainly are fueling the shift to modular thinking. “In modular data centers, the infrastructure (power and cooling support equipment) will be scalable, so that they can more closely match the IT equipment load, and thus operate more efficiently,” says Kevin McCarthy, associate vice president of AECOM. To this end, modular UPS systems and such elements as in-row directcoupled cooling become the building blocks of modular data infrastructure, according to McCarthy. The life-cycle cost of owning a modular data center should be examined, says Rennaker. “What is the total cost of ownership, including financing, capital outlay, operating expenses and utility expenses, to own this data center?” A detailed cost analysis will show cases where a modular approach isn’t the best strategy. “In general, the total cost of the full build out will be more expensive for a modular data center,” says Sewell. “Designing in modularity may not make sense if the apps are all of the same criticality and growth is not an issue.” Facility managers also will want to look at the ripple effect that infrastructure construction cost has on rack requirements. Schlattman admits there currently is not a benchmark for per rack costs, but he feels that is a good way to evaluate modular alternatives. “After you do the math, you may find one modular solution costs $60,000 per rack, while another is $50,000 per rack,” Schlattman says. “If as an end-user you need to support 50 racks, that’s a significant cost difference.” White Space Another issue to evaluate is what the data center industry calls “white space.” In this area are all the supplementary elements and premium sizes that don’t fit within the standardized rack width, depth and height. Other areas to consider: • Reliability. How will the requisite level of reliability be achieved? • Ongoing operations. Spinazzola suggests the facility manager ask whether the factory has designed the modular elements with safety and maintenance in mind. • Growth. Rennaker suggests that facility managers find out how quickly additional capacity can be deployed if it is suddenly needed. While modularity may not be an option for every data center, it can save first costs, increase operational efficiency and provide future flexibility, all pluses in mission critical facilities. ■ Rita Tatum, a contributing editor for Building Operating Management, has more than 30 years of experience covering facility design and technology. Email comments and questions to edward.sullivan@tradepress.com. 12/20/11 8:32 AM buildingoperatingmanagement JANUARY 2012 39 HVAC Four HVAC Gains — With No Budget Pain Facility managers don’t always have to spend much money to save money on HVAC energy costs by james newman I t’s hardly news that buildings use 40 percent of the natural resources and more than 70 percent of the electrical energy in the United States. And facility managers know there are plenty of ways to get buildings to use less energy — measures that send savings directly to the bottom line. By now, most facility managers have replaced T12 lamps with electronic ballast and T8s, or even more efficient lamps. Many have installed motion sensors. If the lighting retrofit was good enough, the organization might have received a tax deduction of $0.60 per square foot under the Energy Policy Act of 2005 (EPAct 2005). But what about the “heart and lungs” of a building: the HVAC system? The thermal energy plant and HVAC systems can go from “green” to “gray” in a very short time after they have been installed or retro-commissioned. Nevertheless, implementing HVAC upgrades is far from easy in many organizations. Companies put off having an energy audit by an outside team because they don’t want to spend the money on what the recommendations in the audit might cost. Fortunately, there are many ways to improve HVAC performance that do not cost a lot of money to implement. Some have more to do with the manner in which the building is operated than the actual HVAC system itself. Most low- and no-cost items fall into four categories: • Equipment Scheduling. HVAC equipment running when not required is a major source of energy waste. HVAC equipment running when it’s not needed, along with plug 39-43_BOM_0112_HVAC.indd 39 loads for chargers, computers, copiers and printers, task lights and other items that are on when not necessary, can account for as much as 10 percent of electricity use. Chargers typically use more energy when left plugged in 24/7 than the equipment they charge. • Sensor Error. Sensors are seldom calibrated after installation, yet over time they drift from their setpoints. Or use of the area has changed but location of the sensor or its setpoint has not. • Simultaneous Heating and Cooling. To make working spaces more comfortable, many older HVAC systems use some form of reheat. That in For more advice about energy efficiency measures for the HVAC system as well as other building systems, check out these websites: • ashrae.org/aedg – ASHRAE’s Advanced Energy Design Guides, available for free download • boma.org/evergreen – BOMA’s Guide to Green and Sustainable Building Operations and Practices • energystar.gov/portfoliomanager – The U.S. Environmental Protection Agency’s free online tool for benchmarking building energy use • ifmafoundation.org – IFMA’s guides on sustainability and commissioning • peci.org – energy efficiency through proper operations and maintenance, commissioning, etc. • usgbc.org/leed/eb – LEED for Existing Buildings: Operation and Maintenance Guidelines itself is an energy hog, but if the cooling and heating setpoints are incorrect, more energy will be used than is necessary. • Outdoor Air. The amount of outdoor air brought into a building to provide proper indoor air quality (IAQ), usually mandated by code, is a function of the number of people, area of the space and type of work. Issues like outside air dampers that are stuck in the open position or artificially held open (or closed), sensors that aren’t working properly — or are incorrectly wired to the return and the outside air damper so that the damper is wide open, instead of being at minimum position during extremes of hot or cold temperatures — contribute probably more than almost anything to increased energy use, as well as potential comfort problems. There are many ways to reduce energy costs by addressing these four areas without spending a lot of money. 1. Equipment Scheduling HVAC equipment often operates during hours it is supposed to be off, even though the building automation system says it is off. Checking the BAS to make sure it is operating properly does not take an extraordinary amount of time but can save an extraordinary amount of money. Don’t stop with HVAC if the goal is to find low-cost ways to reduce energy use. Put plug loads on a power strip that sits on people’s desks and teaching them to turn off the toggle switch when they leave at night. There are 12/21/11 7:57 AM 40 It’s what your boiler would choose... also power strips that automatically turn off after a period of time where there’s been no load. Of course, occupants must be taught to save the work on their computers before they leave their desks. Education of occupants is an important part of a successful energy program, as is getting buy-in before the program begins and consulting them throughout the planning process. Visit www.topog-e.com to learn more about the world’s most popular molded rubber handhole and manway gaskets. 2. Sensor Error Contact us to receive FREE: ● STEAM TEMPERATURE SLIDE RULE ● TECHNICAL SPECIFICATION AND USAGE GUIDE ● SAMPLE GASKET ● CONTACT DETAILS FOR YOUR LOCAL DISTRIBUTOR Problems with sensors are another common source of energy waste. Many “I’m too hot” and “I’m too cold” complaints are because people are reading numbers on thermostats as opposed to how they really feel — and the thermostats are reading incorrectly. Frequent travelers know there are many times when the hotel thermostat has to be set up or down well beyond what it reads to get the HVAC For further information and a quotation: 1224 North Utica . Tulsa . Oklahoma 74110 (800) 587 7123 . tel 918 587 6649 fax 918 587 6961 sales@topog-e.com . www.topog-e.com ▲ FREE INFO: Circle 420 Want to clean tubes faster than ever? HIRE THE PRO. Goodway RamPro™ – Faster, easier chiller tube-cleaning! FEATURING: buildingoperatingmanagement JANUARY 2012 NEW! ENERGY RECOVERY IS WORTH A CLOSE LOOK >>> Adding energy recovery to existing HVAC systems is not usually a simple and inexpensive project, yet there are many ways to accomplish this, sometimes with relatively short paybacks — depending on exhaust temperatures. Run-around coil energy recovery loops do it hydronically with coils in the supply and exhaust air streams. They typically are easier to use in retrofit applications than systems that require bringing exhaust and supply air together, although they are not as efficient. There are also counterflow high-efficiency energy recovery modules, with efficiencies as high as 80 percent or more, that eliminate the need to buy complete packaged energy recovery units for retrofit. Many of these systems also provide relatively efficient latent recovery. Whether the exhaust is only room temperature from bathrooms or is from higher temperature process exhaust systems, energy recovery should be considered. It is a very effective way to conserve energy without reducing the amount of outside air brought into the building, which can lead to IAQ problems and even Sick Building Syndrome. — James Newman • Quick-Connect system Cuts brush and shaft changes from minutes to seconds! COOL OUTDOOR AIR Roll cage protection! 888 364-3437 (Booth 4149) January 23-25 THE BEST WAY IS www.goodway.com/ tubecleaning ® HOT EXHAUST AIR TO OUTDOORS Get the right answer, right now! SEE US AT AHR 2012 COOL EXHAUST AIR TO OUTDOORS Power and dependability • Portable and sturdy design WARM FRESH OUTDOOR AIR • Superior tube-cleaning When heating the interior space, hot outgoing exhaust air is used to precondition the incoming cold fresh air. Counterflow Energy Recovery Module SOURCE: BUILDING PERFORMANCE EQUIPMENT ▲ FREE INFO: Circle 419 39-43_BOM_0112_HVAC.indd 40 12/21/11 7:57 AM Find an [ air ] system that lowers y gy costs in our Library: y your energy unit in the room to turn on. Also, look at where the thermostat is placed in the area. Is it now just above a microwave oven or a coffee maker? Or has it been closed in by shelving and boxes so it’s sitting in a dead air space where it cannot possibly be sensing correctly? Being aware of where the thermostats are and recalibrating them on a regular basis is another low-to-no cost fix to conserve wasted energy and save money. Another area of energy waste lies in enthalpy (humidity) sensors, typically used in air-side economizers. While newer designs maintain sensitivity for longer periods, older ones need to be checked and recalibrated at least once a year; otherwise, they can bring in excess outside air when the outdoor humidity in warm weather is higher than that indoors. greenheck.com/library Visit our online reference Library for valuable tips, equipment descriptions and project profiles to help you plan a cost-effective, energy efficient and reliable ventilation system for your building. Do your existing properties need a ventilated make over or new replacement fan? Check out our Quick Delivery Program. 715.359.6171 3. Simultaneous Heating and Cooling Most HVAC systems are oversized, as engineers are loathe to get sued for undersizing equipment. Therefore, if something isn’t operating properly — for example, the airside economizer is bringing in too much outside air — the system will usually have enough extra capacity to overcome the problem. If the issue is overcooling in the winter, the system has the capacity to put additional heat into the space. If the problem is overheating in warm weather, the system can respond with more cooling where it’s needed. This can be a difficult problem to find, as no one is complaining about being too hot or too cold. But it is an extremely costly way to maintain temperature in a space. If the building isn’t submetered, and there are no funds to install submeters, then a monthly, or preferably weekly, analysis of the systems is something that needs to be done to reduce energy use. With a BAS in place, this can — and should — be done on a daily basis. What you are looking for is a trend away from what is normal. For instance, if a large water-cooled chiller suddenly begins using more energy than it has in the past, it might simply be that an additional load has been added — or it might be that the FANS | ENERGY RECOVERY VENTILATORS | MAKE-UP AIR | KITCHEN HOODS | DAMPERS & LOUVERS ▲ FREE INFO: Circle 415 TM STEP INSIDE FOR A BREATH OF FRESH AIR. Introducing Atherion. In mythology, the name refers to the clean air only the gods could breathe. In reality, it’s the way Modine brings the fresh air from outside into your workplace. Designed to provide significant outdoor sIndustry-leading high efficiency gas heating option with air ventilation to any space. Conservicore™ Technology s 15-30 ton commercial packaged sIntegrates Modine’s PF™ ventilation system with optional microchannel condenser technology energy recovery sMeets latest ASHRAE 189.1 and 62.1 sThe latest in cooling technology with factory-installed standards for efficiency, green microprocessor controls building and indoor air quality sBest-in-class MERV 16 filtration s Higher IAQ with up to 100% outside MODINE MANUFACTURING COMPANY air ventilation RAISE YOUR COMFORT LEVEL | 1-800-828-HEAT | WWW.MODINEHVAC.COM Stop by our booth #1524 at AHR EXPO ▲ FREE INFO: Circle 416 39-43_BOM_0112_HVAC.indd 41 12/21/11 7:57 AM 42 buildingoperatingmanagement JANUARY 2012 condenser tubes have contaminant in them, decreasing their heat transfer capability. If that is the case, checking the operation of the cooling tower and its chemical system, if chemicals are being used, or cleaning the condenser tubes would be in order. Another possible reason might be a sensor problem, e.g., the chilled water sensor isn’t operating properly or requires recalibration, or some of the twoor three-way valves have problems. In a new building or a major retrofit, especially one looking for LEED certification, it is advisable to submeter lighting, plug loads and HVAC systems — at the minimum. Suppose there is a large spike in summer elec- VFD-Induced Bearing Currents Kill Motors! Universal Mounting Kit Save energy with a VFD, Save your motor with SGR BEARING PROTECTION RING Proven in hundreds of thousands of installations, the AEGIS® SGR protects motor bearings from damaging VFDinduced currents and extends motor life. It also dramatically reduces downtime and improves the reliability of motordriven equipment and systems. U Safely channels harmful currents away from bearings to ground Split ring and conductive epoxy mounting simplify field installation U Maintenance-free, easy to install, lasts ® for life of motor U Standard sizes and universal mounting kit for any motor Visit us at AHR EXPO: Booth 3717 To download a free technical paper on bearing protection technologies, visit our website: 1-866-738-1857 | sales @ est-aegis.com www.est-aegis.com New from BALDOR: Super E® Motor with AEGIS® SGR Installed tric use that raises the demand rate for the rest of the year. How can anyone tell what caused it if there is no submetering? Submetering prices have come down, especially with wireless. While this is not a no-cost solution to a potential problem, it is definitely one worth considering. Some utilities may offer incentives for submetering. 4. The Right Amount of Outdoor Air Bringing in the proper amount of outside air is important to maintain good indoor air quality. Extensive experience with ASHRAE Level II energy audits on many different types of buildings has shown that most buildings bring in too much outside air. And most of them have no energy recovery, which in some cases, is not in compliance with energy codes. Here is an extreme example. The building was an 11 million square foot installation in the Southeast. It was August, when the temperature was 95 F with a relative humidity of 72 percent. The building, which was only 10 months old, had a 200-ton aircooled screw chiller working at full load. Perfectly reasonable for a late afternoon with that temperature and humidity, right? But there was practically no one inside the building. After a short investigation, it turned out that the dampers on the air handling units were all wired backwards, and the outside air damper was pulling in almost 100 percent outside air rather than being at its minimum position. The building had not been commissioned. The owner had been paying for all that warm, humid outside air to be cooled by the chiller for a sizeable portion of the time that the building had been in use. Checking dampers on air handling equipment to make sure they’re operating properly does not take a lot of time, and can bring large dollar savings. Industrial plants all too often add processes that require exhaust, without adding the proper volume of makeup air. This unbalanced airflow situation causes cold or hot, humid air, along with dirt, leaves and other particulate, to be brought in through open overhead doors, cracks in walls ▲ FREE INFO: Circle 417 39-43_BOM_0112_HVAC.indd 42 12/21/11 7:57 AM and window framing. This can affect both the productivity of the people and the effectiveness of the process. “Greening” facilities is not always about buying the most efficient equipment, but rather making sure existing equipment is operating as well as it can be and that facility staff knows what’s going on in the facility. An older, less efficient HVAC system maintained and operated well can perform better than a newer, more efficient system operated poorly. Most facility managers have only enough money and time for reactive maintenance. Yet everyone in the field knows this is not the proper, and certainly not the best, way to do it. What’s more, reactive maintenance, seemingly the least expensive route, actually increases maintenance costs. Making that argument to top management can help justify funds for preventive or predictive maintenance. Many times there is no choice but to propose a major retrofit, with a longer payback period than the C-suite folks might find acceptable. Bundling this with shorter payback or no-cost items will show an overall better payback. ■ James L. Newman, CEM, LEED AP, is owner/managing partner of Newman Consulting Group, LLC, consultants for energy efficient and sustainable buildings. The firm has extensive experience with audit, upgrades and energy efficiency performance improvements in existing buildings. He can be reached at jimn@newmanconsultinggroup.us Email comments to edward.sullivan@tradepress.com. ▲ FREE INFO: Circle 418 Keep Tabs on the Entire FM Industry … FROM YOUR POCKET Easy access to critical industry info wherever you go, whenever you need it. • Timely articles • Daily Facility Tips • See the newest products and services All on your phone! Available for iPhone & BlackBerry platforms. Download the Facility Manager’s Toolbar for Internet Explorer and Firefox. Why? • Facilities-management-targeted search • Quick access to FM articles and topics • Ask questions and network with other facility professionals on myFacilitiesNet It’s free. It’s extremely handy. Easy Install. Go for it. Download it today at www.facilitiesnet.com/toolbar Sponsored by Sponsored by Thank you UGL Services! 39-43_BOM_0112_HVAC.indd 43 Download the Building Operating Management Mobile App Go to www.facilitiesnet.com/ mobile/ 12/22/11 7:43 AM 44 buildingoperatingmanagement JANUARY 2012 TOP PRODUCTS The Building Operating Management Top Products award-winners were selected by an email ballot to the facilities professionals who receive the print and online editions of the magazine, attend in-person and online events, and subscribe to e-newsletters. A total of 557 products appeared in the magazine or online at FacilitiesNet.com between Oct. 1, 2010 and Sept. 30, 2011. Readers were asked to select their choices for Top Products that met the criteria of innovation and usefulness to facility managers. Based on reader votes, 73 products were selected as Top Products. ❯❯ Faucet DELTA FAUCET With proximity-sensing technology, the entire faucet is a sensor, with no optics or infrared sensors to maintain. A 4-inch sensing field around the body of the faucet activates water flow. When hands are removed, flow ceases in two seconds. Batteries or AC power. CIRCLE #201 ❯❯ Security Cameras INFINOVA The V6221-G 2.0 megapixel camera captures minute detail while providing an entire perimeter view. The camera has resolution as high as 1920 x 1080 in the H.264 format. The camera features an optional SD card storage device and bi-directional audio. The unit handles alarm via email, FTP upload, audible alarm and relay output. CIRCLE #203 ❯❯ LED Luminaire LUNERA LIGHTING The 5400 Series LED luminaire is compatible with Armstrong's TechZone ceiling systems. It is an edge-lit fixture for the 6-inch-wide technical zone of the ceiling system. The LED luminaires provide 1,900 lumens and 42 lumens per watt with a color temperature of 4000K and a CRI of 85. ❯❯ Dimming Ballast LUMENERGI The NetLight Driver intelligent dimming ballast enables smart fixtures with two-way communication for T5, T5HO, and T8 fluorescent lamps. It operates in DALI or 0-10VDC control modes and takes electrical inputs from 120V to 277V at 50 or 60 Hz. Can perform dynamic demand response and independent load-shedding. CIRCLE #202 ❯❯ Tankless Water Heater RINNAI AMERICA Rinnai condensing tankless water heaters have two heat exchangers and up to 95 percent thermal efficiency. Available in 157,000 or 199,000 max BTU models for outdoor or indoor installations. CIRCLE #204 ❯❯ Energy Reporting Software CIRCLE #205 AUTOMATED LOGIC Energy Reports is a user-friendly reporting tool that enables facility managers to produce reports showing a building's energy consumption and demand data. It is designed to help facility managers analyze building performance, compare time periods and troubleshoot problem areas. Produces full-color graphs. CIRCLE #206 ❯❯ Roof Membrane ❯❯ Lighting Control THE GARLAND COMPANY, INC. Energizer LO restores smooth- GE LIGHTING TLC Level 3 programmable networked lighting control system offers a range of automated lighting control scenarios based on time schedules, motion sensors, and photocells. The system provides events and alarms reporting, real-time system status and diagnostics, and data logger and runtime information. Communication with building automation systems through BACnet, LONworks, or MODBUS is available. CIRCLE #208 surfaced SBS, APP and built-up roofing systems. It is a fast-curing, asphaltic polyurethane, low-odor membrane and provides an extra 65 to 78 dry mils of waterproofing and UV resistance. Can be applied with brush, squeegee or spray. CIRCLE #207 ❯❯ Recycling Stations CLEANRIVER RECYCLING SOLUTIONS Transition Configurable Recycling and Waste Containers use interchangeable openings and internal dividers to accept multiple types of waste and recyclables in a single unit. Units can be adapted to accept different types of waste and recyclables. Trash opening can be replaced with one to four opening plates that are color-coded and supported by full color graphics to indicate what is being collected in each opening. CIRCLE #209 44-51_BOM_0112_TopProducts.indd 44 ❯❯ Energy Management Software PRENOVA Energy_Point standardizes common energy management functions across disparate building automation/energy management systems via a single enterprise portal. The software normalizes and aggregates data from disparate controls systems and enables round the clock monitoring of energy consumption and demand at the site, region, and enterprise level. Delivered via a Software as a Service model. CIRCLE #210 12/21/11 12:49 PM IT’S LIKE A FERRARI AND A HYBRID HAD A BABY The stylish new kíaroLED™ luminaire from EYE Lighting represents the latest in design and technology. With patented optics, it provides superior control of backlight, uplight and glare. Its photometric performance delivers 20% more light than competitors on streets and boulevards, offices and college campuses, outdoor retail grounds, and recreational spaces. Virtually maintenance free, kíaroLED™ operates 50% longer than traditional light sources. To learn more, request a brochure: 888.665.2677 or EYE.LED@eyelighting.com. www.eyelighting.com/LED FREE INFO: Circle 421 45_BOM_0112_lr EYE.indd 45 12/15/11 10:37 AM 46 buildingoperatingmanagement JANUARY 2012 TOP PRODUCTS ❯❯ LED Luminaire ❯❯ Fire Alarm Communicator EYE LIGHTING INTERNATIONAL KíaroLED luminaires are designed for outdoor, architectural-grade LED applications. Optical design engineered for better control of backlight, uplight and glare, according to the company. Optical and electrical chambers are IP66 rated. Printed circuit board transfers heat to housing. Available in a range of illumination levels, color temperatures and distribution types. CIRCLE #211 ❯❯ Variable Air Volume System MCQUAY McQuay delivered VAV Systems provide efficiencies over the constant volume system for small and medium sized buildings. They come with configuration files created for each system and preloaded into the system controller. It offers remote monitoring from any computer with a Web-based interface. Schedule flexibility is provided with timed override feature or set point adjustments. CIRCLE #213 ❯❯ Daylighting Controls MECHOSYSTEMS MechoLux combines lighting controls and automatic roller-shade system to respond to daylight conditions. Includes occupancy sensors. Controlled by the same PC and communicates with the system's sensors via a common backbone. Shades and lighting both respond automatically to changing daylight conditions. Open architecture compatible with most common sensor modules. CIRCLE #215 ❯❯ LED Luminaire WAC LIGHTING The Hybrid-OLED Luminaire uses both LEDs and Organic LEDs. Panels offer a 4.5 mm profile and feature Organic LEDs with color-tunable RGB, or color-tunable White with color temperatures ranging from 2,700K to 6,500K, that can be customized using a DMX Controller. The OLEDs deliver 300-plus lumens at 12 watts. At 3,000K, the OLEDs' CRI is 80. CIRCLE #218 FIRE-LITE ALARMS The FireWatch IP communicator enables fire alarm systems to communicate with central monitoring stations via an existing IP line, eliminating the need for a separate phone line for alarm communications. An upload/download feature allows maintenance checks, programming and testing to be performed on systems from any remote location. CIRCLE #212 ❯❯ Flush Valve ZURN The HydroVantage flush valve generates electricity with each flush cycle, which is then stored in a rechargeable battery, eliminating external power or battery replacement for 10 years, under normal operating conditions. The unit monitors ambient light levels and traffic patterns in the restroom to eliminate false flushing. CIRCLE #214 ❯❯ Lighting Control ACTIVE ES LIGHTING CONTROLS The LiteOwl sits atop and plugs into the standard photocell socket within any Cobra-style streetlight with HID lamps up to 250 Watts. HID lamps start at full power and typically take up to 15 minutes to achieve full brightness. After this point, they no longer need full power to maintain optimum lighting levels. The LiteOwl starts and operates the lamps at full power before reducing power to a user specified power savings level, delivering energy savings. CIRCLE #217 ❯❯ Faucet AMTC The FixedFlo faucet features non-adjustable water flow technology. It uses no diaphragm and comes in 0.4, 0.5 and 1.0 gpm models. The faucet works with any aerator or no aerator. It is low-lead compliant and various spout models are available. CIRCLE #220 ❯❯ Energy Management AGILEWAVES Agilewaves combines sensor technology with Webbased software to offer real-time energy management without submeters or building automation systems. It includes electric, water and gas consumption sensors. System also has data store, dashboard and energy diagnostic reports. Provides trend reports by time of day, building area or individual system. CIRCLE #219 ❯❯ Window Film ENERLOGIC EnerLogic, the latest addition to the Vista line of architectural window films, features a low-E coating that adds up to 92 percent more insulating power to existing windows, according to the company. CIRCLE #222 ❯❯ LED Lamp LEDNOVATION, INC. EnhanceLite LED MR16-50 lamp is a 50-watt MR16 equivalent with a center beam candle power of 7,360 candelas at 7.9W and an efficacy of 57 lumens/watt. Spot beam angle of 11 degrees. Warm white; color temperature of 3,000K, CRI of 80. Energy Star-compliant. CIRCLE #224 ❯❯ Lighting Control ❯❯ Induction Lighting FULHAM Induction Tubular Lighting Systems feature instant start, a CRI over 80 and luminance maintenance at 60,000 hours of 70 percent or more. Units range from 40 watts to 400 watts. Options include computer controlled dimming, motion sensor control systems, and 0 to 10V input control systems. CIRCLE #221 ❯❯ Flexible Sprinkler Connections FLEXHEAD INDUSTRIES The company's flexible Commercial Ceiling Sprinkler Connections are designed for use in suspended ceilings and are fast and simple to install. The fully braided stainless steel hose is rated to 300 psi. Available in 2-foot to 6-foot hose lengths. Connections fit any sprinkler head on the market. Outlets can accommodate both 1⁄2-inch and 3⁄4-inch sprinkler heads. CIRCLE #223 ❯❯ Lighting Control PHILIPS DYNALITE The Philips Dynalite lighting control system can integrate with HVAC, BMS, security, fire detection, access control, blinds, motors and other electrical loads to provide a comprehensive solution. It uses a distributed processing architecture, interconnecting a range of devices over an RS485 network. CIRCLE #226 ACUITY BRANDS The Sensor Switch nLight controls system integrates occupancy-based, daylight-based, time-based and manual control methods. The system allows every device setting to be configured according to a user's preferences, resulting in customized lighting control schemes. It can be remotely upgraded when new features become available. CIRCLE #225 44-51_BOM_0112_TopProducts.indd 46 12/21/11 12:49 PM ❯❯ Thermal Imager ❯❯ LED Bulbs GENERAL TOOLS & INSTRUMENTS The Energy LEDTRONICS, INC. Audit IR allows the user to designate a set point and determine whether subsequent readings are within or outside selectable ranges from that set point. Thermometer/scanner's Star Burst laser targeting system lets the user easily determine the area being measured. It has a measurement range of -40 to +428F with an accuracy of +/- 4 degrees. LEDTronics LED bulbs come in various PAR20, PAR30 and PAR38 styles. Operate in either 120VAC dimmable or in a range from 90-290 VAC. Color quality of 3,200K and CRI of 82. Can be installed in existing 26mm Edison/E27 European screw-base sockets or GU24 dual-pin sockets. Produce from 333 to 762 lumens. CIRCLE #230 CIRCLE #227 ❯❯ Building Automation JOHNSON CONTROLS Metasys building management system controls all building systems. Ready Access Portal graphics capability delivers targeted views of data to any building occupants. Chiller Plant Automation algorithms operate and sequence plant equipment to ensure that runtime, starts and stops are equalized across the individual plant components. CIRCLE #229 ❯❯ Solar Collector ENERCONCEPT TECHNOLOGIES INC. The Lubi wall-mounted collector produces up to 80.7 percent peak heating efficiencies, the highest efficiency ever recorded for any solar air technology, according to Canadian Standards Association certification tests. It can produce temperature increases of up to 81F (45C) above ambient outdoor temperatures. CIRCLE #228 ❯❯ Fire Alarm/ Emergency Communications NOTIFIER BY HONEYWELL International Building Code seismic certification has been granted to the entire NOTIFIER by Honeywell portfolio of fire alarm and emergency communications systems. All conventional and addressable fire alarm control panels, digital voice command systems and networking components, including the ONYX FirstVision touch screen display, passed Certified Seismic Qualification Agency shake tests. CIRCLE #231 ▲ FREE INFO: Circle 422 44-51_BOM_0112_TopProducts.indd 47 12/21/11 12:49 PM 48 buildingoperatingmanagement JANUARY 2012 TOP PRODUCTS ❯❯ LED Spotlight JUNO LIGHTING GROUP BY SCHNEIDER ELECTRIC Indy LED Multi-Spot features up to three LED heads with three beam spread options. Each 22-watt head approximates the output of a 75-watt PAR30 halogen, producing up to 1,000 lumens at 2,700K, 3,000K and 4,100K. 85 CRI typical. Recesses into ceiling. CIRCLE #232 ❯❯ LED Luminaire BETALED BetaLED SLM IP66 area luminaires combine modular design and light bar scalability. Low-profile design is intended for use in exterior applications. According to the company, the luminaires provide better than 85 percent predicted lumen maintenance at 50,000 hours at 25 degrees C. Can be arranged in more than 20 configurations. CIRCLE #234 ❯❯ Ballast Controls UNIVERSAL LIGHTING TECHNOLOGIES DCL lighting controls can adjust power to ballasts in 1 percent increments anywhere from full power down to 50 percent without the need for control wiring. Power levels can be automated by scheduling software, occupancy sensors, or photocells for daylight harvesting. Control takes place on the circuit level. CIRCLE #233 ❯❯ Door Closer NORTON DOOR CONTROLS The SafeZone electromechanical closer/holder senses movement in the door opening and holds the door open. Features a sensor that can be set to detect movement in one or two directions through the opening — enter only, exit only or enter and exit. The zone size and sensor direction angle can be modified; hold open time and sensitivity are also selectable. CIRCLE #235 ❯❯ HVAC Controller TREND CONTROL SYSTEMS The TouchView has a built-in humidity sensor. A BACnet-based communicating sensor/controller, it includes preloaded applications that support common uses. Can be configured on the screen without the need for 963 Supervisor. Offers pre-programmed universal inputs, relay outputs and analog outputs. Each application supports passive infrared and space temperature set backs. CIRCLE #236 ❯❯ Electronic Cylinder Lock VIDEX CyberLock is an electronic retrofit option for standard mechanical locks. It has more than 270 electronic-lock cylinder designs with programmable keys and access management software. Both key and lock record openings and unauthorized attempts to enter. CIRCLE #238 ❯❯ Paint BENJAMIN MOORE Eco Spec WB Silver is the first zero-VOC paint in the United States. It is formulated with elemental silver and other EPA-approved antimicrobial additives that inhibit bacterial odors and mildew growth on the paint surface. It remains zeroVOC even after tinting and no matter the color. Recommended for high-humidity locations and high-traffic commercial facilities. Available in three finishes: flat, eggshell and semi-gloss. CIRCLE #240 ❯❯ LED Downlighting Kit OSRAM SYLVANIA The cRT6 fits most 6-inch downlight cans, including insulated ceiling and non-insulated cans, air-tight cans and cans surrounded by insulation. It comes in color temperatures of 2,700K, 3,000K and 3,500K with lumen outputs of 650 at 11 watts and 1,000 lumens at 14.5 watts. It also offers a CRI above 90. CIRCLE #241 ❯❯ High Wattage Spiral Fluorescent ENERGETIC LIGHTING Big E Bulb is a direct replacement for 400and 250-watt metal halide or pulse start lamps. The 180- and 120-watt twin-spiral fluorescent lamps can be screwed into the existing fixture; no need to bypass the ballast. Will not work with electronic ballast. Instant start-up and restrike. Less than 15 percent lumen depreciation. CRI of 84. Life of 15,000 hours. Also works without a ballast on AC 277V only. ❯❯ Multi-zone Air Conditioning QUIETSIDE The Samsung Free Joint Multi allows two, three or four zones to be connected to a single outdoor unit. Total capacities range from 18,000 to 36,000 Btu. Maximum height difference is 49 feet; maximum pipe length is 100 feet for two units and 225 feet total for four. CIRCLE #237 ❯❯ Recycled Paint KELLY-MOORE PAINTS eCoat recycled paints are made by collecting and remanufacturing unwanted and left-over paints. Made with a minimum of 50 percent post-consumer paints, new ingredients are added to assure consistent performance, coverage and color consistency. Available in three sheens and 16 ready-mixed colors for interior and exterior projects. CIRCLE #239 ❯❯ Smoke/Carbon Monoxide Alarm GENTEX CORPORATION The Gentex GN-503 Series combination photoelectric smoke and carbon monoxide alarm utilizes both photoelectric and electrochemical sensing technology. The product complies with UL 217, UL 2034, NFPA 72 and NFPA 720. The GN-503 Series has 120VAC/9VDC battery back-up and features Dualink and push-button functionality test. CIRCLE #243 ❯❯ Carpet Tile TANDUS FLOORING Forma, which comes in three patterns and 12 color combinations, is available as carpet tile and in Powerbond variable cushion tufted textile. The product is made of 100 percent Antron fiber in a multiple textured loop with A high and low yarn lusters. Available backings include: ER3, with 100 percent recycled content; ethos, using a non-chlorinated polymer made from recycled safety glass; and Conserv. CIRCLE #244 CIRCLE #242 44-51_BOM_0112_TopProducts.indd 48 12/21/11 12:49 PM ❯❯ LED Lighting ❯❯ Pipe Restoration RAB LIGHTING RAB Lighting's family of DIHYDRO SERVICES, INC. 26-watt LED products includes wallpack, area light, ceiling light and pendant. All can replace existing metal halide products. Available in bronze and white housings. UL listed for wet locations as both an up and down light. Suitable for entrances, pathways and facades. 50,000-hour life. Cool and neutral color options. CIRCLE #245 Pipe restoration services address a wide variety of facility piping problems, including leakage, calcification, corrosion, erosion of copper piping, and Legionella and other bacterial problems. The company uses a variety of technologies — including food grade lining, x-rays, pipe freezing, fiberoptics and robotics — to identify and solve problems, restoring large piping systems in place. CIRCLE #254 ❯❯ Building Automation ❯❯ Lighting Control TRANE The Tracer SC system is a flexible, scalable, Web-based LEVITON Sectorflex lighting control system works for either switching or dimming lighting control. Integrates scheduling, daylight harvesting, occupancy sensing, dimming and manual control into digital lighting control system. Wiring may follow any topology. Polarity free; run Class 1 and Class 2 standard building wiring in the same conduit as power wiring. CIRCLE #248 building automation control solution that uses open standard protocols to manage building systems such as HVAC and lighting. Scans all unit controllers to update information and coordinate building control, including building subsystems such as VAV and chilled water systems. Building operators can manage these varied components as one system using Web access. CIRCLE #247 ❯❯ T8 Fluorescents BULBRITE T8 fluorescents have an average rated life of 24,000 hours. Reduced Wattage 28W T8 Fluorescents can be used on a 32-watt T8 ballast. The tri-phosphor lamp is available in 3,500K and 4,100K color temperatures. Expanding the Energy Wiser line, High Lumen 32-watt T8 produces up to 3,300 lumens. CIRCLE #249 ❯❯ Energy and Operational Diagnostics IBM Intelligent Building Management offers 18 analytical tools to detect anomalies in a building's functionality based on energy and operational rules. It works by collecting real-time data and events from sensors on systems and external temperature monitors, as well as from a building's management system. The data are analyzed, and the results are fed into its dashboard. CIRCLE #251 ❯❯ LED Lighting NORIBACHI LED Legacy bulbs offer up to 1,080 lumens and 50,000 hours of service life. The line of 44 LED bulbs includes A, B, MR, PAR, R and T8 bulbs, available in white, cool white and dimmable variants. The T8.2ft//4ft LED tube lighting comes in 2- and 4-foot lengths, cool white and warm white colors, and with an internal or external driver option. CIRCLE #253 ❯❯ Flushometer SLOAN VALVE COMPANY Ecos dual-flush flushometers use either 1.6 or 1.1 gallons per flush with a manual, split-button technology or automatic initiation based on the time in use. The infrared sensor technology offers lobular sensing fields for high- and low-target detection. Units use flex-tube diaphragms with twin linear filtered bypass and vortex cleansing action. CIRCLE #257 ❯❯ LED PAR Bulbs ❯❯ LED Fixture SEESMART Seesmart high-power multipurpose LED fixtures can be used in applications ranging from interior offices to parking garages. Designed for easy wiring and installation. Sealed fixture. Thermal management design provides efficient cooling and ensures high brightness, ideal color temperature maintenance, and long life, according to the company. CIRCLE #250 ❯❯ Elevator Controls SCHINDLER Destination Interface converts conventional elevator controls to destination dispatching, which allows passengers to select desired floor numbers before entering the elevator and groups passengers by similar destination. Depending on the age and condition of the elevator system, the technology may be connected to existing control systems. CIRCLE #252 ❯❯ LEDs PHILIPS LUMILEDS LUXEON Rebel white and colored LEDs are designed for use in office, retail, outdoor, entertainment, display and many other applications. The products support consistent high lumen performance at high drive currents. Feature ANSI and general purpose binning, JEDEC Class 1 moisture sensitivity level and efficacy specified at 100 lm/W. CIRCLE #256 ❯❯ Occupancy Sensor COOPER WIRING DEVICES The SAVANT PIR's passive infrared (PIR) lens is color matched to the device housing and provides a 180-degree viewing angle for 1,000 sq. ft. of major motion coverage (450 sq. ft. minor motion). Family of occupancy and vacancy sensors includes switches, dual switches and dimmers. LED nightlight with dimming function optional. CIRCLE #258 ENVIRONMENTALLIGHTS.COM The EnvironmentalLights Premium series feature Cree XPE-series emitters for high flux and color consistency. Features a proprietary PFC driver, extruded aluminum heat-sink and precise beam control. Bulb options include PAR20, PAR30 and PAR38, and have a life-span of 40,000 hours. CIRCLE #246 44-51_BOM_0112_TopProducts.indd 49 12/22/11 10:45 AM 50 buildingoperatingmanagement JANUARY 2012 TOP PRODUCTS ❯❯ Daylighting System ❯❯ Dimmers WATTSTOPPER WattStopper daylight sensors LUTRON Diva/C·L and Credenza/C·L dimmers work with incandescent, halogen, dimmable CFLs and LEDs. The dimmers use the company's HED technology, which features advanced dimming circuitry designed for compatibility with most high efficacy light bulbs to alleviate problems of dimming CFLs and LEDs. Dimmers can dim a mixed load of light sources on the same circuit. CIRCLE #260 are designed for switching or dimming applications. LMLS-400 is a single-zone closed loop photosensor that can be installed on a ceiling or in a fixture. The LMLS-500, a multizone open loop photosensor, mounts on a ceiling or in a light well. Controls up to three lighting zones. CIRCLE #259 ❯❯ Backup Power Test SCHNEIDER ELECTRIC The Square D PowerLogic Emergency Power Supply System solution collects data from and provides control for components such as generators and automatic transfer switches to validate their function. The test solution verifies automatic transfer switch performance and ensures that backup generator testing occurs at or above minimum recommended manufacturer ratings for load and engine temperature. Also integrates an energy efficiency evaluation into the testing process. CIRCLE #262 ❯❯ Energy Management ENERNOC EfficiencySMART provides a suite of data-driven applications. Complementing the company's line of energy management applications, it includes EfficiencySMART Commissioning and EfficiencySMART Insight, which identifies energy use and cost across a portfolio. CIRCLE #263 ❯❯ Lighting Control WORLD ENERGY CONTROL CORPORATION Distributed Lighting Control System provides dimming, dynamic scheduling, daylight harvesting, lumen maintenance, bulb/ballast fault detection, and on-site or remote aggregate control. It is comprised of a virtual lighting control panel (laptop, desktop or smartphone); a VBC100 controller (which can control from one to three fixtures depending on lighting task); a virtual dimmer; WECC-TALK communication network; a sensor interface module; and photo cells, motion detectors and optional dimmers as needed. Works with standard 0-10V dimming ballasts and lamps. CIRCLE #266 ❯❯ Compact Fluorescent Lamp TCP TCP compact fluorescent lighting family offers CFLs in fulldimming, instant-on and color enhancing models. TruDim offers dimming down to 2 percent. TruStart's run-up time is 15 to 20 seconds. TruLight has higher CRI for areas where warmer light is needed. CIRCLE #261 ❯❯ Soap Dispenser KIMBERLY-CLARK PROFESSIONAL The Kleenex Touchless Counter Mount Skin Care System delivers a perfect shot of foam soap without misfires or wasteful drips. Offers three customized dispenser settings. An adjustable sensor eliminates misfires, while a vacuum feature draws any remaining drops of foam back into the straw. Available with three foam soap formulations, in 1.5 liter refills. CIRCLE #264 ❯❯ Electronic Lock Cylinder MEDECO HIGH SECURITY LOCKS M3 Logic offers the benefits of electronic lock systems with no wiring, door or frame modifications needed for installation. It can be retrofitted into internal and external locks; uses one key. Holds up to 1,000 audit events. Features multiple time schedules and offers both visible and audible status feedback. CIRCLE #265 ❯❯ Thermostat CYPRESS ENVIROSYSTEMS Wireless Pneumatic Thermostat offers improved functionality for pneumatic T thermostats without upgrade to DDC, including remote monitoring of temperature and branch pressure; automatic setpoint changes based on time-of-day schedule and night setback; automatic calibration for setpoint offsets; notification on occupancy override; zone control. System can work as a standalone or integrate with existing BAS via BACnet/IP. CIRCLE #268 ❯❯ Building Automation SIEMENS INDUSTRY, INC. APOGEE and TALON building automation systems have been updated to include BACnet Web-based remote system monitoring, commanding, alarm management, scheduling and trending functions. Other new features include controller-based BACnet Web pages for viewing, commanding and monitoring system information. Local and remote access to configure and edit the Web-based controller database has also been added. CIRCLE #267 ❯❯ Window Film 3M The Ultra Prestige series of safety and security window film combines 28 micro-layers of safety film with the added advantage of Prestige series sun control film. It is designed to maintain the appearance of the building while allowing up to 70 percent of visible light through the window. It holds the glass together in the event of a break-in or severe weather and rejects up to 97 percent of infrared light, according to the company. CIRCLE #269 44-51_BOM_0112_TopProducts.indd 50 ❯❯ Energy Control System US ENERGY GROUP USE Manager 6.1 provides automated, fully integrated real-time status and building control via the web, and features the integration of four new features, including the EPA's Portfolio Manager, USE Tracker, Real-Time Management and USE-Mobile. It can upload meter data to Portfolio Manager or it can automatically upload usage data from Con Edison and National Grid bills. The USEMobile function enables remote building monitoring. CIRCLE #270 12/22/11 10:46 AM ❯❯ High Bay LED TITAN LED The LED 105 Watt High Bay delivers over 8,255 lumens at 105 Watts. It features one-piece aluminum extrusion, and Philips Rebel ES series LEDs combined with a Philips Xitanium driver. The chips are populated on a metallic circuit board at double the suggested spacing distance for thermal management. Rated to 60,000 hours. CIRCLE #271 ❯❯ Door/Window Sensor ILLUMRA Door/Window Sensor transmits wireless control signals to a variety of compatible actuator and controller products: thermostats, relays, room controllers; as well as BACnet and Ethernet gateways for integration with energy management systems. The batteryfree Door/Window Sensor includes on-board energy storage that can operate the device in darkness for several days. CIRCLE #272 Economical, High-Quality Medium Spotlights Perfect in: # # # # Track lighting Ceiling-can downlight fixtures Security & emergency lights General/architectural and landscape lighting # # # # Display case fixtures Cabinet lighting Sign spot lighting Museums or theatrical-effects lighting ❯❯ Flush Valve TOTO The exposed EcoPower Sensor Flush Valve, like all products in the company’s EcoPower self-generating hydropower line, uses flowing water to power its electronics, creating a sustainable loop. Provides a .125-gallon flush with no need for hard wiring or batteries and has a heavy-duty zinc die-cast cover with nickel chrome finish. The unit automatically flushes every 12 hours if not used. CIRCLE #216 ❯❯ Lock INGERSOLL RAND SECURITY TECHNOLOGIES The Schlage CO-Series' key-in-lever design lets users leverage existing master key systems. The standalone locks are offered in keypad only, proximity, magnetic stripe and dual credential plus PIN options. Access rights and schedules are established in a central database which gets transferred to the locks using company software with a handheld device. CIRCLE #273 # Three Year Lamp Warranty # Major Power Savings # Solid-State, Fast Turn-On, No Power Surge # White LED Rated Life: Up to 50,000 Hours of Continuous Operation # High Shock/Vibration Resistant, Both Electrical & Mechanical # No Ultra-Violet or Infra-Red Emission # Easy Installation Using PAR Fixtures # UV-Stabilized Plastic Lens, Aluminum Body # High CRI # ROHS Compliant # All 120VAC Dimmable PAR Lamps Are UL Listed 23105 Kashiwa Court, Torrance, CA 90505 | Tel: (800) 579-4875 E-Mail: info@LEDtronics.com www.LEDtronics.com ❯❯ Lighting Control REDWOOD SYSTEMS Redwood Systems lighting control software uses an extensive sensor network designed to more accurately determine if motion is simply a passerby or an actual room occupant requiring light activation. It also alerts when temperatures exceed a programmable threshold that may affect sensitive equipment or when there is unauthorized or unexpected motion in any part of the building. CIRCLE #255 ▲ FREE INFO: Circle 423 44-51_BOM_0112_TopProducts.indd 51 12/21/11 12:50 PM 52 buildingoperatingmanagement JANUARY 2012 SHOWCASE: SECURITY Security System Selection, One Step at a Time by daniel m. o’neill and douglas early C onducting a risk assessment is a very effective way to evaluate an organization’s security program. A proper assessment generates risk mitigation recommendations along with cost estimates and implementation timelines. Both capital and operating costs are typically provided. But where do you go from there? Armed with this information and analysis, the next challenge for facility managers is persuading the C suite to spend the money to implement security improvements. This is a difficult and daunting task, heightening the fact that if and when money is allocated, it is critical to make wise long-term purchasing decisions. Not only can selecting the wrong products, services or installers cost more money, it can cost lives. So once the organization’s se- curity needs are established and funds allocated, what comes next is the carefully considered purchase of an integrated electronic security system. These systems are complex, mission critical, require advanced integration and the process involves coordination with multiple departments. Making a product selection decision is complex and challenging, but facility managers can navigate the process by breaking it down into phases. The four distinct phases in an electronic security system product design and selection process are conceptual design, design development, vendor selection and construction administration. Conceptual Design The goals of the conceptual design phase are to understand the current and relevant security systems, poli- cies, procedures and responses. As well, facility managers need to understand future expectations and requirements of the proposed systems, and develop a preliminary design and budget that meets end-user expectations as well as operational, financial and regulatory requirements. The first step to take in the conceptual design is to conduct an existing conditions survey. During this step, a close examination of the resources and systems currently in place is made. It also documents the currently deployed systems and determines if systems, components and hardware can be reused in the new system. It is also important to conduct a system needs analysis, for which it will be necessary to research codes, regulations, standards and statutes that may affect the design and implementation of the security c a b d ❯❯ a. ASSA ABLOY Aperio global wireless lock technology ❯❯ c. VIDEX CyberLock Flex System door and I/O module can uses local wireless communication, based on the IEEE 802.15.4 standard, between the lock and a communications hub to connect to an online electronic access control system. Offers real-time communication with the access control system. Available across a range of locking hardware from other ASSA ABLOY brands. activate a variety of relay-based devices such as electric door strikes, cameras, safety lights and security alarms. Can be used with hardwired systems, non-wired cylinders and smart padlocks under one Web-based access management software system. Can receive input from door sensors, RTE and Wiegand-compatible devices. VIDEX: CIRCLE #283 ASSA ABLOY: CIRCLE #281 ❯❯ b. SARGENT SARGENT 11 Line Grade 1 cylindrical lock features true interlocking between lock body and latch. Designed for use in K-12 schools and universities with high traffic areas. Fits standard 161 door preps with no through bolts and is available in 10 finishes and multiple lever designs. Exceeds ANSI/BHMA cycle test standards by a factor of 10. SARGENT: CIRCLE #282 52-54_BOM_0112_Showcase.indd 52 ❯❯ d. ONITY Onity Wireless Lock uses an open architecture interface, which allows integration with third-party access control software. On-board database allows decision-making at the lock. Designed to be modular and allows for updates without physical contact to the lock. Supports real-time event reporting. ONITY: CIRCLE #284 12/20/11 12:41 PM buildingoperatingmanagement JANUARY 2012 systems. Understanding and clearly defining the user needs and expectations is critical. This is best done by completing a “basis of design” document. Upon the completion of the basis of design document, the team can now move on to the preliminary conceptual design and budget. At this point, appropriate systems and technologies are identified, including access control, CCTV, intrusion detection, monitoring stations, programming stations, and visitor management systems. Advanced systems such as video analytics, facial recognition, and enhanced video review can be added to the design as well. Facility managers must work closely with the professional security consultant, designer, or engineer and make sure that IT and security department representatives are included in the conversation. The goal is to develop a programming schedule that addresses the needs of the multiple departments. A rough order of magnitude budget is also developed during this phase. Design Development Once the conceptual design phase is done, the design development phase begins. The goals of this second phase are to ensure the design remains within budget, the system designed meets the organization’s current and future needs, and that it is specified in a manner that will allow the vendor submitting a proposal to completely understand the requirements of the system, including components, integration, migration, installation, support and maintenance. It all starts with the major sections of the engineering specifications, which may include cable, fiber optics, wireless and power as appropriate. This step also includes detailed descriptions of installation, software, configuration, testing, support, migration planning and maintenance. Network and storage requirements are defined. Additionally, system components including hardware, software and integration requirements are programmed and detailed. The 60 percent, 90 percent and 100 percent completion construction documents are developed in this step. These include drawings, specifi cations, code review, bidding requirements, construction schedules and cost estimates, including the final constructability review and commissioning plan. The final design documents will include notice to integrators, bidding instructions and the development of the final security specification, drawings, schedules and programming instructions. Vendor Selection Once all the preliminary groundwork has been laid, it’s time to move on to the vendor selection. The goal at this point is to ensure that each vendor understands the entire scope of the project and that the pricing is submitted in a format that allows for effective review and approval. As well, facility managers need to verify that the vendor is qualified to install, maintain and support the system. In a pre-bid meeting, facility managers meet with prequalified integrators that have proven capability of installing security systems in the local market. The in- 52-54_BOM_0112_Showcase.indd 53 53 e f g ❯❯ e. KWIKSET SmartKey locks can be quickly and securely re-keyed without being removed from the door, according to the company. Locks are designed to resist drilling and picking and to protect against lock bumping. Available as an ANSI Grade 1 deadbolt, as well as knobs, levers, handlesets and electronic locks. KWIKSET: CIRCLE #285 ❯❯ HID GLOBAL The Edge Solo is a stand-alone, single-door access control system. The system can operate dozens of doors remotely and can support several hundred cardholders. Features remote management and report generation via standard web browser. Can be reconfigured to be part of a larger security system. (Not pictured) HID GLOBAL: CIRCLE #286 ❯❯ f. SECURITY DOOR CONTROLS The 463U heavy duty, weatherized, stainless steel exit switch is impact-resistant. The stainless steel button with a bi-color LED status indicator has no moving parts and is capable of up to 1 billion cycles. Integrated weatherized timer is field-adjustable from .05 to 60 seconds. Available in 1-gang wall mount or 1-3/4-inch narrow frame mount. SECURITY DOOR CONTROLS: CIRCLE #287 ❯❯ g. NORTON DOOR CONTROLS SafeZone door closer/holder senses movement in the door opening and holds the door open. Can be set to detect movement in one or two directions through the opening — enter only, exit only, or enter and exit. The zone size, sensor direction angle, holdopen time and sensitivity are also selectable. NORTON DOOR CONTROLS: CIRCLE #288 ❯❯ SIEMENS Siveillance Fusion system combines access control, video surveillance, and intrusion detection on one security platform. Supports integrated video management (IP and analog) and tailored access control. Applications include time and attendance, visitor management, partitioning and rights management, photo ID badging, and video management. Can also monitor and control building automation and fire safety systems. (Not pictured) SIEMENS INDUSTRY, INC.: CIRCLE #289 ❯❯ EASYLOBBY Secure Visitor Management software can automatically capture visitor data from a license, passport or business card. Can capture multiple signatures for each visitor, package or asset and capture multiple photos for each visitor and employee. Scales from a single system to multiple stations sharing a central database. Watch List feature supports government denied party lists and registered sex offender database screening. (Not pictured) EASYLOBBY: CIRCLE #290 ❯❯ KABA ACCESS CONTROL Simplex 5000 series features single access code and programming via keypad, and is available in cylindrical and exit trim. Universal mounting plate. Has key-in-lever cylinders, small format interchangeable cores and large format interchangeable cores. Non-handed and preassembled for left-hand door installations. Available in six finishes. (Not pictured) KABA ACCESS CONTROL: CIRCLE #291 12/22/11 10:46 AM 54 buildingoperatingmanagement JANUARY 2012 Construction Administration operational and technical specifications. During implementation, facility managers should review schedules, plans and specifications with the vendor and conduct periodic review meetings. At these, construction progress reports can be discussed and vendor drawings and submittals reviewed. As well, facility managers should conduct quality assurance tests, review the site and materials, and review any change orders. Once the project is complete, a few last steps remain. These involve compliance approval, final (as-built) drawing approval, system testing, fi nal inspections, oversight of end user training and a review of the operations and maintenance manuals. Following this proven methodology will result in the procurement and installation of an integrated security system that will meet the current and future needs of any organization. This will include proper product selection and implementation by a qualified vendor that will install, support and maintain the system. The systems installed will be both operationally and economically efficient, achieving buy-in from multiple departments. ■ Now that the purchasing decision has been made, implementation. At this point, facility managers will want to ensure the installation of the system is on time and on budget, the system specified is professionally installed and that it functions in a manner consistent with the Daniel O’Neill is senior vice president of TSG Solutions, Inc. He can be reached at d.oneill@tsgsinc.com. Douglas Early is business development manager with the firm. Email comments to edward.sullivan@tradepress.com. tegrators are provided with a design overview and walkthrough of the facility. This meeting gives vendors the opportunity to submit questions, which should be answered in writing. Once the bids are submitted, the facility management team reviews them and ensures the design and installation requirements for the specified systems are met. At this point, it can be beneficial to tour sites where the vendor has already installed systems. This provides an opportunity to review the quality of the work and to spend time with staff from an organization that has used the integrator in the recent past. Shortlisted vendors are invited to a de-scope meeting to discuss the project in detail with the facility manager. Questions from all parties should be addressed at this meeting and, if appropriate, vendors can resubmit their proposals and pricing. Once the selection is made, it is customary to call each vendor personally with the decision and follow up with an official award notice letter. ▲ FREE INFO: Circle 424 52-54_BOM_0112_Showcase.indd 54 12/20/11 12:41 PM PREVIEW buildingoperatingmanagement JANUARY 2012 55 March 15 Brings New ADA Deadline FMs will lose option of which standards to follow operational issues can demand just as much attenThe 2010 ADA Standards for Accessible Design tion. were adopted by the U.S. Department of Justice These new rules went into effect on March 15, (DOJ) as of Sept. 15, 2010. Until March 15, 2012, 2011, and DOJ has begun enforcing them. facility managers have a choice of which ADA rules • If a facility is an assembly area (sports, entertainand regulations to follow for a project: the 1991 ment or performance venue) there are new rules ADA Standards or the 2010 ADA Standards. The adregulating the availability, dispersal, reservations vantage of the 1991 ADA Standards is that elements and sale of wheelchair seating. The one significant that comply will become “safe harbors” under the change for assembly areas is the reduction in the 2010 ADA Standards. ADA consultant number of accessible wheelchair seat locations and But facility managers are about to lose that Joan Weiss Stein companion seats. The 2010 ADA Standards allow option. To use the 1991 Standards, a project will present “A a facility to reduce the percentage of wheelchair must have a permit or physical construction Review of the accessible seats and companion seats (as well as must commence (for projects not requiring a Final ADA Regs” aisle seats with swing-away/folding arm rests). This permit) before March 15, 2012. at the 2012 change can be made at any time. On March 15, 2011, the new rules under the NFMT Confer• All public accommodations (including commercial 2010 ADA Standards became enforceable. These ence & Expo in offi ce buildings) need to review (or develop) policies included new policies and procedures related Baltimore. on service animals, power-driven mobility devices to service animals, the types of mobility devices and effective communications, particularly at individuals with disabilities can use in facilities, ATMs. If an ATM is owned by a financial institution, effective communication (particularly ATMs), and ticket sales the requirement to modify the machine can be and reservations for assembly (sports and entertainment) placed on the owner of the ATM. facilities. Thorough policies and procedures (and the communicaOn March 15, 2012, the final two pieces go into effect: tion of those to your employees) are critical. A facility manhotel reservation policies and the end of using the 1991 ADA ager can build the Taj Mahal of accessibility, but if someone Standards for Accessible Design. with a disability is not treated appropriately by security staff, a receptionist or salespeople, the facility manager may wind For more information about up explaining everything to a federal judge or the Justice NFMT, go to www.NFMT.com Department. ADA is a complaint-driven law, and it’s not going away. But that’s not bad news for facilities. People with disabilities represent the largest and fastest growing minority in the Policies and Procedures United States — with the greatest spending power. There’s no The changes made by DOJ involve more than “bricks and reason to lock customers out and risk a lawsuit (or bad publicsticks” — design and construction issues. There are a host of ity) at the same time. Proactive ADA compliance efforts can new requirements for policies and procedures that affect all maximize the return on investment. It’s the right thing to do, public accommodations. and it’s the smart thing to do. ■ These include policies on the availability of accessible seating, ticketing policies, policies on reservations for accessible Joan Weiss Stein is president and CEO of Accessibility guest rooms in transient lodging, policies on the use of service Development Associates, Inc. (ADA, Inc.), a Pittsburgh-based animals and policies on the use of wheelchairs and other national ADA consulting firm. ADA, Inc. has been providing power-driven mobility devices (e.g., Segways). ADA consulting services to publicly and privately owned Many facility managers must be concerned with more entities nationally since 1992. She can be reached at than the “bricks and sticks” of ADA; policies, procedures and jwstein@adaconsults.com. 55_BOM_0112_PreviewNFMT.indd 55 12/20/11 8:33 AM 56 buildingoperatingmanagement JANUARY 2012 AD INDEX It’s easy to get the product information you want! Use the Product Information Card in this issue and circle the numbers that correspond with the products you want information on. Then either mail the card or fax it to 888-847-6035. COMPANY PAGE READER# Air Cycle Corp. ................................................................32 COMPANY PAGE READER# 410 LEDtronics, Inc. ..............................................................51 423 Armstrong World Industries (Ceilings)............................11 405 Lowe’s Companies, Inc....................................................2 401 Automated Logic Corp. ...................................................29 408 Modine Manufacturing Co. .............................................41 416 BOM Mobile Facility Management App ..........................43 — NFMT 2012...................................................................C2-1 — Connectrac .....................................................................19 475 NYSERDA (regional)........................................................17 411 Detex Corporation............................................................7 403 Onity ...............................................................................54 424 Electro Static Technology ...............................................42 417 Reliable Controls..............................................................9 404 EYE Lighting ...................................................................45 421 Russelectric, Inc. ............................................................37 413 Seesmart LED.................................................................47 422 FacilitiesNet.com Product — Shortridge Instruments, Inc............................................43 418 Facility Professional Recruiting Service ...............17(regional),25 — Research Center .......................................................33 Siemens Industry, Inc. ....................................................31 409 Facility Toolbar ...............................................................43 — Sika Sarnafil ...................................................................C4 426 Goodway Technologies Corp. .........................................40 419 Staples............................................................................13 406 Greenheck Fan Corp. ......................................................41 415 Topog-E Gasket Company ..............................................40 420 Johnson Controls, Inc. .................................................. 5,15 402,407 Universal Electric Corp./Starline ....................................35 412 U.S. General Services Administration.............................C3 425 STATEMENT OF OWNERSHIP, MANAGEMENT AND CIRCULATION (Required by 39 U.S.C. 3685) 1. Title of Publication: BUILDING OPERATING MANAGEMENT 2. Publication No. 0070-460 3. Date of Filing: September 29, 2011 4. Frequency of Issue: Monthly 5. No. of Issues Published Annually: 12 6. Annual Subscription Price: $89.00 7. Complete Mailing Address of Known Office Publication: 2100 W. Florist Ave., Milwaukee, WI 53209-3799 8. Complete Mailing Address of the Headquarters or General Business Office of the Publisher: Same 9. Publisher, Brad Ehlert, 2100 W. Florist Ave., Milwaukee, WI 53209-3799; Editor, Edward Sullivan, 2100 W. Florist Ave., Milwaukee, WI 53209-3799; Managing Editor, Casey Laughman, 2100 W. Florist Ave., Milwaukee, WI 53209-3799 10. Owner: Trade Press Media Group Inc., 2100 W. Florist Ave., Milwaukee, WI 53209; Robert J. Wisniewski, 2100 W. Florist Ave., Milwaukee, WI 53209 11. Known Bondholders, Mortgagees and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages or Other Securities: Robert W. Arens, N95 W8120 Cranes Crossing, Cedarburg, WI 53012 15. Extent and Nature of Circulation Avg. No. Actual No. Copies Each Issue Copies of Preceding 12 Months Sept. 2011 15a. Total no. copies (net press run) 15b. Paid and/or requested circulation 1. Paid/requested outside-county mail subscriptions 2. In-county paid/requested mail subscrip. 3. Sales through dealers, etc. 4. Other classes mailed through the USPS 15c. Total paid and/or requested circulation 15d. Free distribution by mail 1. Outside-county 2. In-country non-requested copies 3. Non-requested copies distributed through USPS 4. Non-requested copies distributed outside the mail 15e. Total non-requested distribution 15f. Total distribution 15g. Copies not distributed 15h. Total 15i. Percent paid and/or requested circulation 75,296 75,325 70,407 0 1,236 0 71,643 70,357 0 1,323 0 71,680 3,042 0 3,234 0 0 0 222 3,264 74,906 390 75,296 95.64% 25 3,259 74,939 386 75,325 95.65% MARKETING Brad R. Ehlert Tim Rowe Vice President/Publisher (414) 228-7701, ext. 471 brad.ehlert@tradepress.com Vice President-Marketing tim.rowe@tradepress.com Scott Holverson Marketing Operations Manager jennifer.ham@tradepress.com Midwest/Western Regional Director (928) 554-4100 scott.holverson@tradepress.com Greg Lynn Northeast Regional Director (203) 359-4221 greg.lynn@tradepress.com Brian Terry I certify that the statements made by me above are correct and complete. Jeffrey J. Schenk 56_BOM_0112_AdIndex.indd 56 ADVERTISING SALES South/Mid-Atlantic Regional Director (414) 228-7701, ext. 529 brian.terry@tradepress.com Kathy Keenan Director of Utility Markets (414) 228-7701, ext. 490 kathy.keenan@tradepress.com Data Services Manager/List Rental (414) 228-7701, ext. 441 CORPORATE OFFICE Trade Press Media Group, Inc. 2100 West Florist Avenue Milwaukee, WI 53209-3799 414/228-7701 • F AX 414/228-1134 Jennifer Ham Brian Guetzke Market Analyst brian.guetzke@tradepress.com Cory Ampe Brand Marketing Manager cory.ampe@tradepress.com Chad Bunker Manager of Direct Response chad.bunker@tradepress.com SUBSCRIPTIONS United States, $89 for one year; $165 for two years. Single copy, $8; Foreign subscriptions, $130 for one year, $225 for two years; USPS Priority Mail, $145 additional per year. Customer Service Manager (414) 228-7701, ext. 454 custserv@tradepress.com REPRINTS For reprint information, email reprints@tradepress.com COO/CFO 12/22/11 8:07 AM How big is your ? CARBON FOOTPRINT GSA’s free online tool makes it easy to inventory your agency’s greenhouse gas emissions to comply with Executive Order 13514. With GSA’s free online Carbon Footprint Tool, you can quickly measure, track and reduce your agency’s carbon footprint. This comprehensive, accurate and easy-to-use application can help you calculate your agency’s GHG emissions (measured by Scopes 1, 2 and 3). The free tool can also assist in development of GHG reduction goals and track your agency’s progress towards these goals. Get a head start on developing your agency’s inventory by taking advantage of data pre-population from existing sources, including GSA’s building energy usage data, fleet vehicle data, and business travel data. In addition, you can pre-populate your agency data from EPA Portfolio Manager into the tool. For more information or to schedule a free demo, visit www.carbonfootprint.gsa.gov. 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