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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
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] exclusive
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Four facilities departments have been named
2012 winners of Building Operating Management's FMXcellence award. Find out more at
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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
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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:
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for one year, $225 for two years; USPS Priority Mail, $145 additional per year.
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6
buildingoperatingmanagement
JANUARY 2012
PRODUCT GALLERY
The Case of the
Clogged Coil
COMPANY: CIRCLE #274
BUILDING
AUTOMATION
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building controls with GE Intelligent Platforms’ Proficy Software
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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
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Fully factory-installed and
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HOUSEKEEPING
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facilities supplies and cleaners, such
as glass cleaner, multi-purpose
cleaners, disinfectants, air fresheners, foam
soap, cleaning
tools and floor
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The Brighton
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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
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The ETS 6 is compatible with all
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BENCHING is offered in 6-inch
increments, without encroachment, similar to a panel system.
Priority’s undersurface
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spans up to 15 feet
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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,
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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
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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
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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
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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
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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
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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
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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!
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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
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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
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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
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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.
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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-
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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.
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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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buildingoperatingmanagement
JANUARY 2012
“Even if we had all the money, it
isn’t realistic to replace everything at
once,” says Cherry. Instead, the state
is using a planned replacement schedule, starting with buildings that most
need upgrading. “As we redo controls,
we’ll save the older ones that are still
operating as spare parts,” says Cherry.
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.
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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
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buildingoperatingmanagement
JANUARY 2012
7X24 EXCHANGE KEEPS EYE ON TRENDS
services. Projections for the United
States for 2012 suggest a $3.5 billion investment in additional data center capacity, much of it in the western states.
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.
Wide Range of Applications
“Modularity makes sense in just
about any application, to some degree, where the day one cost and efficiency are major concerns,” says
Bill Sewell, senior vice president and
global data center market leader for
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38
buildingoperatingmanagement
JANUARY 2012
AECOM. 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
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use. Put plug loads on a power strip
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when they leave at night. There are
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Whether the exhaust is only room temperature from
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your energy
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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
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Most HVAC systems are oversized,
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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,
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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.
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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
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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
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12/22/11 7:43 AM
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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
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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
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❯❯ 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
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❯❯ 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
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❯❯ 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
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❯❯ 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
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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
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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
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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
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I certify that the statements made by me above are correct and complete.
Jeffrey J. Schenk
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COO/CFO
12/22/11 8:07 AM
How big is your
?
CARBON
FOOTPRINT
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With GSA’s free online Carbon Footprint Tool, you can
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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.
FREE INFO: Circle 425
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OUR FORMULA
FOR ZERO LANDFILL?
100% RECYCLING.
When a Sika Sarnafil roof reaches the end of its service life, our innovative recycling program reprocesses
used membranes into new, high-performance roofing products. We also recycle 100% of vinyl scrap from
our production processes. Sika Sarnafil can help you meet your sustainability goals with durable, energyefficient roofing and waterproofing solutions that continue to perform—for decades to come.
Visit www.sustainabilitythatpays.com/bom for your FREE What It Takes guide.
And learn how sustainable roofing can reduce your impact on the environment—
and increase your ROI.
www.sustainabilitythatpays.com
Sika Sarnafil, A Division of Sika Corporation Tel. 1-800-451-2504, Fax: 781-828-5365, usa.sarnafil.sika.com
FREE INFO: Circle 426
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