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November/December 2015 • $5

Are Clean Buildings Healthier Buildings? Using Safer Products & Germ-Fighting Strategies Improves Occupancy

Multifamily Can Sustain Our Economy

Lighting Innovations: Aesthetic & Economic

HVAC Solutions That Save Energy

Features Why Are California’s Buildings So Great? Sometimes, at trade shows I attend around the country, manufacturers tell me they find it irritating that California officials and the Golden State buildings’ owners require that their products meet higher standards than other states stipulate. They make it sound like we are a pain in the ass. But look at the results…for building owners as well as tenants and everyone else in our state who benefits from a more sustainable environment. “It should come as no surprise to anyone who examines office building operational efficiency that California buildings set the standard,” says Marc Intermaggio, executive vice president of the Building Owners and Managers Association of San Francisco. “The average commercial building in our state has increased energy efficiency by at least 43 percent since 1978, when the first energy standards were implemented in California. Since 1990, the average commercial building here improved energy efficiency by 34%. Translating to carbon emissions, the average commercial building in California reduced CGH emissions 47% since 1978 and 43% since 1990. Comparing how we fare nationally, California buildings, when built just to the baseline standards, on average are at least 40% more efficient than buildings in other states. This, according to the California Air Resource Board/California Energy Commission scoping plan, and from a comparison of ASHRAE and Title 24.” BOMA California executive Matthew Hargrove says, “California is also the first state in the nation to adopt mandatory green building codes…CALGreen requires that all buildings in California be constructed with the environment in mind, including energy and water conservation measures along with the use of renewable, recyclable and recycled materials.” One of the many manufacturers who do provide sustainable products confided to me that since his firm redesigned its products to meet the California standards, he discovered that the growing number of greenoriented building owners throughout the country want their new green offerings—so being more responsible can also boost sales! (Note the articles on Greenbuild (pages 14-15) and a profile from USBGC-LA on page 23).

Building Products Getting Much Greener In response from industry and government leaders and from their own initiative, numerous products manufacturers are answering the call for more sustainable buildings products. At this year’s Greenbuild conference in Washington, D.C. California Buildings News found many examples of greener products and learned a great deal from U.S. Green Building Council speakers. (See pages 14 and 15.)


HVAC Strategies

Clean Buildings Are Healthier Buildings



Next-Level Energy Savings

Meet IREM OC Director



Lighting Innovations

News from Associations



Multifamily Solutions




Products That Make Buildings Healthier

Cover images: Apartment Complex: Highridge Costa. Photo credit: Bob Peterson. Others: Getty Images

California Buildings News Team Henry Eason, Editor henry@easoncom.com Ellen Eason, Publisher ellen@easoncom.com Contributing Editors Zachary Brown, CBRE Bob Eaton, Eaton Hotel Investments Jessica Handy, CodeGreen Solutions Rich Lerner, Construction Consultant Katherine A. Mattes, Real Estate Consultant Larry Morgan, Facilities, SAP Steven Ring, Ajax Real Estate Advisors Carlos Santamaria, CEES-Advisors

Advertising Information Ellen Eason, ellen@easoncom.com 415.596.9466 © Copyright 2015 Eason Communications LLC PO Box 225234 San Francisco, CA 94122-5234




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4 California Buildings News • November/December 2015

Want to Curb Your HVAC System’s Energy Thirst?

Manufacturers and Service Providers Offer a Variety of Products and Strategies HVAC SYSTEMS CAN USE AS MUCH AS 40% OF A BUILDING’S ENERGY, says the utility company Pacific Gas & Electric. “When properly designed, implemented, and operated, these systems ensure the comfort of the people in the facility in addition to ensuring the quality and financial viability of the processes and products produced. However, while simple in concept, most air handling systems are dynamically complex and highly interactive. A disturbance in one element can ripple out and affect the stability and viability of the entire system and the utility systems serving the air handling unit. In some cases, these issues manifest themselves in a manner that demands correction; tenants complain, product quality becomes substandard, or in extreme cases, the area serves becomes un-inhabitable. “But in other cases, the interactions can be insidiously counter acting, unnecessarily wasting energy and resources while delivering the desired level of environmental quality and safety. The bottom line is that air handling systems represent fertile ground for energy and resource conservation efforts as well as performance and environmental quality improvements. In some cases, these opportunities can be lost if they are not recognized at the time of design, making them prime targets for design review by commissioning providers and others. In other cases, the improvements can be realized by modifying or adjusting the installed equipment in an appropriate manner, making them good targets for retro-commissioning and ongoing commissioning processes,” the company advises. Kevin Miskewicz, the senior manager for commercial marketing at Mitsubishi Electric U.S. Cooling & Heating, says, “One way commercial building owners can make their HVAC system more energy-efficient is by replacing an existing inefficient and

5 California Buildings News • November/December 2015

outdated system with help from Mitsubishi Electric’s CITY equipment. Daikin’s Intelligent Equipment™ harnesses IoT ® MULTI Efficiency Evaluator. This cloud-based application by moving data from the building to the cloud, analyzing compares Mitsubishi it and optimizing opportuniElectric’s Variable ties to manage total building Refrigerant Flow (VRF) performance,” says David B. Building environment studies show that systems to existing or Calabrese, vice president of the top two occupant complaints are proposed HVAC systems government affairs at Daikin and calculates expected U.S. Corporation. uncomfortable temperature; too hot or energy usages, life cycle “The Therma-Fuser VAV costs and LEED points diffuser…achieves 15%too cold. The major challenge that stands for each system based 47% energy savings, while on multiple building improving IAQ and occupant in the way of addressing this complaint factors.” comfort through providing Other manufacturers smaller zones of individual is the expense of engineering a building are working hard to offer temperature control,” says environment that is comfortable, while innovative solutions. Heather Perez, director, “To maximize enerbusiness development and also sustainable and energy efficient. gy efficiency, building marketing at Acutherm, LLC. owners can leverage “A comfortable environment — Heather Perez, Acutherm, LLC the Internet of Things. is achieved by providing the Given long life spans of smallest possible zones of equipment like rooftop units, enabling systems with IoT temperature control, allowing for individual temperature is critical to achieving top performance for the life of the distribution and better air movement. Reduction in energy

(Continued on page 28)

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6 California Buildings News • November/December 2015

Clean Buildings Can Be Healthier Buildings From Reducing Germs to Improving Air Quality, Healthy Buildings are More Valuable


ou’ll never took at a public bathroom again the same way after you’ve heard Dr. Rosie Lyles’ description of what you’re actually experiencing when you use one. For owners and operators of office buildings, hotels, hospitals and any other public facility, the common bathroom represents your opportunity to show tenants and visitors what your values are —or aren’t. You can get sick in many ways in a building, from bad air quality to toxic materials that people bring in on their feet, but there is no greater healthcare challenge than the public bathroom. The human cost of illnesses contracted in public buildings is incalculable, but the economic costs are, to some extent. Health-related “lost productive time” costs employers $225.8 billion per year, or $1,685 per employee per year, according to a study published in the Journal of Occupational Environmental Medicine. Dr. Lyles, a highly credentialed research physician employed by the Clorox Company of Oakland, enumerated the challenges people face using bathrooms during her dramatic presentation “Combating Public Enemy No. 1: Infectious Pathogens” at ISSA/Interclean 2015 in Las Vegas in October. (See page 30 for some details.) Restrooms that appear clean are not necessarily germ-free, said Lyles and many others who attended the conference to share their research and product information. Appearances can be deceptive, especially since germs aren’t visible to the naked eye. Ensuring that restrooms are actually healthy requires much more effort and better products than just washing the area with soap and water. A sparkling bathroom, hallway, elevator, patient’s room or waiting area might contain deadly pathogens.

“Clean” buildings aren’t necessarily healthy ones We need to revise the definition of “clean” buildings to mean healthy buildings.

7 California Buildings News • November/December 2015

gs Otherwise, we are just fostering an illusion. Lyles cited research that says that 68% of janitors don’t know the difference between clean and healthy bathrooms. The list of diseases that are often present in bathrooms is long and scary. We’ve all been told repeatedly that frequent hand-washing is the best way to break the transfer of disease, but that only works if everyone does it. Otherwise, the moment you grab a faucet or door handle that contains pathogens someone else has placed on them, you have just re-infected yourself. That problem also raises design issues in buildings that should be addressed. The more surfaces you are required to touch, the likelier you are to get a disease. That emphasizes the importance of touch-free products. Hospitals, where ironically people go to get well, are among the most dangerous buildings you can enter, thanks to the transference of diseases like MRSA, which Lyles says have migrated beyond healthcare centers and out into the community because of improper control. MRSA viruses can remain on surfaces for months! Hospitals administrators are just learning, for instance, that curtains separating patients contain disease and should be frequently cleaned, along with all hard surfaces. And some hotel experts warn that insufficiently trained custodial workers often use the same cloths to wipe down all bathroom and room surfaces, then re-use those cloths to spread germs to subsequent rooms they clean. Microbiologist Charles Gerba, who also addressed the ISSA/Interclean conference, reports that norovirus alone costs building operators $418 million yearly—quite a price tag for

The airborne norovirus can easily spread and cause respiratory infections. Photo: Getty images.

failing to take proper precautions. Gerba, who is associated with the Coverall Health-Based Cleaning System, reported that it cost one school system more than $2 million in cleanup cost when norovirus was spread throughout one of its schools following a vomiting incident by an infected child. In one case, a person vomited into a bucket in a gym, resulting in the airborne infection of 115 individuals. Gerba says much of the problem can be alleviated. Just cleaning pupils’ school desks in one test reduced disease by 50%. Noroviruses, he said, can live on surfaces like door handles for weeks if not properly disinfected. Diseases, he noted, are efficiently transferred by people when they touch infected surfaces then touch their faces (on average) 15 times per hour, their eyes 2.5 times per hour and their noses 5 times per hour. Even vacuuming can

spread disease, says Gerba, who notes that some cleaners’ exhaust and spread contaminated floor materials throughout a building. Scientists have found some surprising conclusions. Ironically, toilet seats are usually the most germ-free surfaces of any public bathroom, says Gerba, because they are frequently cleaned and people rarely touch them and often cover them with paper. Of more concern, he said, are the other surfaces and handles. Hotel rooms that Gerba said were tested showed that the most contaminated surface was the TV remote, since it is never cleaned and can contain all of the pathogens that can be transferred by guests’ fingers. In an office, the handle of a coffee pot serves as another efficient surface for disease transference. At a conference, as many as one-third of all people with whom you shake hands convey some sort of germs with their handshakes. (Continued on page 9)



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Clean Buildings (Continued from page 7)

Indoor air quality issues Even if all surfaces could be made disease-free, we’d still have air quality problems that can sicken tenants, guests and occupants. In addition to the airborne pathogens, there is a whole range of problems from off-gassing materials used in building products and furnishings to HVAC-lurking killers like Legionnaire’s Disease — and chiefly influenza. The air we breathe in buildings can be very dangerous. When someone sneezes, according to research reported by AeraMax Professional, influenza epidemics may not be as bad as the one in 1917-19 that killed 50 million people worldwide, but they still cause about 36,000 deaths in the U.S. each year and hospitalize more than 200,000. And the flu imposes massive economic damage. It is mostly spread by people confined in building settings breathing each other’s air, and it is often accelerated by HVAC systems. For instance, as many as one in five people are infected annually, a single carrier can infect 15% of the people in an entire building and 17 million work days are lost due to flu each year. Air impurities can travel as far as 150 feet and stay airborne for as long as 30 minutes after someone coughs or sneezes. What goes into the materials around us in buildings is a huge concern. The U.S. Green Building Council of Northern California in recent years launched an initiative called the Building Health Initiative which takes a holistic view of how being in buildings can be made safer. In addition to the types of concerns cited above, the BHI focuses on transparency in building materials, conducting groundbreaking research, promoting health and wellness, providing consultation and education, building toolkits and resources and much more. The initiative has also spurred powerful cross-sector working groups focused on revolutionizing procurement strategies and fostering diversity and access to healthy buildings in traditionally underserved communities. It has hosted a series of thought-provoking educational events in the San Francisco Bay Area spotlighting the many aspects of healthy buildings and communities. At one of its recent conferences Elizabeth Baca, M.D., M.P.A., a physician engaged in policy to improve the built environment, said, “there is a growing recognition in medicine that the built environment has significant health impacts. Physicians want to understand the underlying causes of their patients’ conditions. That’s why we ask, ‘Where do you work, live and play?’ It is imperative that the medical profession and building industries learn from one another about the health impacts of the built environment.” Increasingly, manufacturers are focusing on the contents of their products and architects are becoming more sensitive to what the products they spec and their designs. n




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10 California Buildings News • November/December 2015

Taking Energy Savings to the Next Level By Kathy Mattes 535 Mission and 680 Folsom, and Salesforce Tower once In October, Governor Jerry completed will add another 1.5 million. Brown took the next logical step Murtagh surprised me by saying that Title 24 has been in California’s successful effort to his best friend. He is a strong advocate of sustainable pracincrease use of renewable energy tices and has seen positive impacts from the 2014 revisions sources and reduce energy conto Title 24 and Cal Green, requiring owners and tenants to sumption overall, by signing SB make the necessary investment to reduce energy consump350 (Leon) into law. tion in commercial buildings. “The outOriginally introduced in February as comes have been positive,” he says. part of a package of four bills intended Boston Properties, as a publicly tradto tackle climate change in the state, SB ed company, publishes a Sustainability 350 called for a 50 percent reduction in Report every year (you can find it easily petroleum use in cars and trucks, a 50 on their website). The company has percent increase in energy efficiency kept up with making energy improvein existing buildings, and required that ments to its properties and is well 50 percent of the energy produced by positioned to meet the demands of the our state’s utilities come from renewal governor’s newest goals. Most buildenergy sources - all by 2030. Current Renewable energy sources. (Photo: Getty images.) ings in San Francisco have kept up, but law (AB 32; 2006) requires that our properties that have not will find it even utilities produce 33 percent of our energy more difficult. In either case, it will take new codes (read from renewable sources, such as wind and solar, by 2020. further modifications to Title 24 and Cal Green) to make Brown announced this ambitious plan at his inaugural sure this happens. address back in January. Regrettably his plan to cut fossil Building owners make choices about how their money fuel use in cars and trucks by 50% over the next 15 years will be spent and may not voluntarily take this next step. did not make it to the final legislation, as a result of heavy Office brokers also tend to resist new requirements like this, lobbying on the part of oil interests. Brown plans to continas they may be a barrier to making a deal. And tenants are ue to use his influence to move this forward. often resistant to spending money on energy saving improveIn an October AP article, Michael R. Blood indicated ments. Since they most likely spend the last dollar of a that “California already has some of the world’s toughest air tenant improvement (TI) project (the money spent in excess quality standards…and already hit 25 percent last year, as of the landlord TI allowance), they would prefer to spend it huge solar farms sprouted in the desert and towering on other improvements. Further changes in Title 24 and windmills went up along mountain passes.” A report prepared by Strategen Consulting titled “Impact Cal Green will help them all move past those barriers. Analysis: Governor Brown’s 2030 Energy Goals” indicates that Murtagh has seen the density in office space increase dramatically and this is impacting his energy bill. Energy these goals are quite achievable and will bring significant consumption is measured using a simple formula that does benefits to the state, including stimulating the economy by not adjust for density, as Energy Star does. “Buildings may reducing fuel and electricity imports, and new job creation be able to reduce energy consumption per capita, but it in the construction, manufacturing, sales, service and support of our new energy infrastructure. In addition, economic will be more difficult to reduce it overall,” he said. Murtagh activity will result from energy savings and the reduction anticipates making significant changes to the major building in pollution will save lives, reduce healthcare costs and systems of Embarcadero Center over the next 10-15 years to improve quality of life in California. comply with this new law. The details of the governor’s new plan have been left to Taking this to the buildings industry, I spoke with the Air Resources Board, Energy Commission and Public Danny Murtagh, director of engineering at Boston Utilities Commission to work out. Modifications to Title 24 Properties. Murtagh oversees 4.25 million square feet of and Cal Green are due out next year and are expected to go Class A buildings, including Embarcadero Center, into effect January 1, 2017. C








Katherine A. Mattes, Real Estate Consultant. Find her at www.kathymattes.com

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12 California Buildings News • November/December 2015

IREM Orange County Can Train Next-Generation CRE Managers

Q& A With Windell Mollenido, executive director, Institute for Real Estate Management, Orange County

Q First, let me compliment you on

your management of IREM Orange County. Your chapter seems to be hitting on all cylinders: a full and active board, excellent events (including your renowned annual Southern California Real Estate Conference), an interesting newsletter and a growing membership. What’s your recipe for success?

A Engagement and fun atmosphere!

Just like every non-profit association, our board members and members are not paid employees. It’s actually the opposite; they pay the association dues to participate. Therefore, it is critical that the members receive a valuable ROI from their participation and enjoy being part of the association. We engage our members regularly asking for feedback, which helps us develop interesting events. We also provide a fun environment where members can develop professional relationships. We help our members get the most out of their experience at each IREM Orange County event.

Q What sort of event topics will your IREM focus on in 2016? And why were they chosen?

A In 2016, we will focus on subjects like seismic retrofitting

for buildings, security, crisis communication protocols, natural disaster preparedness, banning smoking in commercial and residential properties, technology, asset management, and more. Based on our feedback from our members, industry partners, IREM HQ research, and local real estate news outlets, these are some of the most prevalent topics affecting our industry. We will continue to acquire more feedback on a regular basis, so if you would like to suggest a topic that our association should review, please feel free to email me at Director@iremoc.org. IREM Orange County is focused on tailoring our programs to our members’ needs and feedback.

Q What do you consider to be the most challenging issues facing Orange County’s commercial real estate industry in 2016? And what is your chapter doing to meet them?

A I believe that the real estate management industry has a

shortage of qualified, educated and experienced candidates for hire. As the population ages, there will be an increasing amount of employment opportunities in real estate management; opportunities that will require a higher level of education and experience in property management as well as asset management. IREM Orange County provides educational courses via online and in classroom settings through its credentialing program and other content rich seminars to help prepare both young professionals and experienced property managers for the future. We have over 70 instructors that are experts in their fields—averaging 21 years of experience. I believe we provide the most flexible and effective educational program for real estate managers on a global scale.

Q What is your IREM doing in the area of government relations?

A One of our IREM OC chapter goals for 2016 is to lead

the way in informing our members and colleagues about local, state and national legislative activities that can directly affect businesses. We will develop relationships with local community leaders and invite them as our guests to our programs. We will also deliver relevant legislative updates to our members and increase engagement using social media efforts and other platforms that deliver timely news. (Continued on page 16)

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14 California Buildings News • November/December 2015

Greenbuild Product Innovations Numerous products were unveiled at Greenbuild this year, helping building and facilities managers select solutions that make their buildings greener. Some outstanding innovations: w Delta DBM series is a functional LED high-bay luminaire that can directly replace HID and fluorescent fixtures of up to 400W. Its rugged, low-profile design and IP66 rating offer great versatility in applications, including warehouses, industrial, bigbox retail, gymnasia, transportation, and other high-ceiling indoor facilities. Benefiting from Delta’s industry leading power electronics, DBM high bay luminaires are efficient and reliable.

w Schindler Elevator Corporation’s newest product, the Schindler 5500 machine room-less (MRL) elevator, is a mid-rise elevator with highrise capabilities. Lightweight suspension traction media delivers a smoother and more vibration-free ride versus conventional steel ropes, allowing the Schindler 5500 MRL to transport passengers at 200-500 feet per minute. Power Factor 1 regenerative drives, which are standard components, return up to 30% of the unit’s energy back to the buildings’ power grid for use in other systems. And, when coupled with destination dispatch systems, like Schindler’s PORT Technology, the system can achieve 30-40% greater operating efficiency over traditional systems.

w CertainTeed is the first gypsum manufacturer to offer Health Product Declarations (HPDs) and Environmental Product Declarations (EPDs) for drywall products, providing third-party verification to confirm true product sustainability. Forty-two (42) HPDs have been published to cover all product categories, including AirRenew® Indoor Air Quality (IAQ) drywall; SilentFX® noise-reducing drywall and more. Six EPDs are available for Easi-Lite and 5/8-inch Type X fire resistant gypsum board.

w During Greenbuild, a demonstration project on the exhibit floor showcased nearly two dozen Cradle to Cradle CertifiedTM products, including flooring, countertops, paint, upholstery, roofing membrane, and solar panels. C2C Certified is a multi-attribute system that evaluates products according to five parameters— material health, material reutilization, renewable energy and carbon management, water stewardship, and social fairness—and sets a path of continuous improvement toward products that are made with safe ingredients that can be perpetually cycled and are manufactured in ways that respect humans and the environment, making it easy to select superior products for your projects. To browse more than 3,000 Cradle to Cradle Certified products, visit www. c2ccertified.org.

(Continued on page 29)

15 California Buildings News • November/December 2015

Dispatch from USGBC’s Greenbuild 2015 By Zachary Brown THOUSANDS OF SUSTAINABILITY professionals gathered in Washington D.C. for this year’s annual Greenbuild Conference November 17 through 20. After last year’s high water mark in New Orleans, the USGBC had quite the challenge to execute another memorable Greenbuild. This being my fifth Greenbuild, I am increasingly aware of the latest trends and hot topics in green real estate. This year was no different, building off of last year’s emphasis on health and productivity, the USGBC (U.S. Green Building Council) doubled-down on this theme by proving the business case for healthy buildings. This evolution of messaging relied heavy on data and real-world applications of sustainable products and systems in the built environment. In fact, each year more and more data gets crunched, effectively proving the long-standing correlation between high performance buildings and productivity. In addition to the evolution of making the business case for green buildings, the USGBC used this year’s homecoming to further promote its increasing product lines and services. The USGBC has grown to include complementary organizations such as GRESB (Green Real Estate Sustainability Benchmark), Well, PEER (Performance Excellence in Electricity Renewal), and EDGE (Excellence in Design for Greater Efficiencies). Further, Secretary Julian Castro with the U.S. Department of Housing and Urban Development was on-hand during the opening ceremony to underscore the prevalence of LEED residential development, which has seen great success in rebuilding homes in Haiti, the Lower Ninth Ward, and areas in New York and New Jersey hit hardest by Hurricane Sandy. Another interesting contrast to previous Greenbuilds was the increased politicization of the message of sustainability. There was a much more tangible effort of the USGBC to bridge the gap between environmentalism and capitalism. Usually, polarizing political discourse is sidelined in favor of more nuanced discussion around the business case for efficiency; however, this year the atmosphere was decidedly more direct in leveraging the green building movement to mitigate climate change. Certainly, the USGBC was emboldened by hosting this year’s Greenbuild on their home turf of Washington, D.C. Next year, Greenbuild will be held in Los Angeles, and I expect the trends of increased data analysis and innovation to further prove the business case for healthy buildings, as well as more direct discourse on the challenges to our built environment as a result of extreme weather.

Brown is Director, Energy & Sustainability, CBRE | Asset Services Group in San Francisco.

16 California Buildings News • November/December 2015

IREM Q&A (Continued from page 12)

Q Are you seeing a lot of talent in the commercial real estate field retiring, and what are you doing to recruit young people into the field?

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Yes, our largest workforce in real estate management is getting closer to the retirement age. According to our IREM® Profile and Compensation Study in 2014, the average age of our CPM® member is 51 years old. In addition, I have been receiving more inquiries this year by our Accredited Management Firms, AMO®, who need to hire candidates for open property management positions. IREM Orange County is helping to solve this issue by continuing to develop its IREM Young Professionals committee, which helps recruit and hold programs for young professionals in the real estate industry. Our chapter is also helping to lead the first property management course at Cal State Fullerton, by donating the course books, planning property tours, and providing guest speakers. This year we are planning to ramp up our student outreach, providing more resources towards supporting local colleges who are committed to increasing the opportunities for real estate management careers. n

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17 California Buildings News • November/December 2015

Lighting Innovations… From Daylighting to New LED Products IRONICALLY, ONE OF THE MOST INNOVATIVE “PRODUCTS” IN LIGHTING ISN’T A PRODUCT AT ALL, but the ole sun. It’s called daylighting, and it is seen to have all sorts of benefits over all forms of artificial light. It’s touted to improve productivity, reduce energy costs, help patients heal faster and even stimulate learning. This back-to-the-future technology is being incorporated into building designs throughout the world. Also, new applications are appearing in so many areas of lighting, such as control systems, creative LED lighting designs, ticketing and wayfinding, sensoring and so on. Below are comments made by leading lighting designers in interviews with California Buildings News. Craig Hartman, Senior Consulting Design Partner of Skidmore, Owings & Merrill LLP “LED lighting is one of the most important innovations for architecture and for humanity since the invention of the electric light. In a recent research project with WSP engineers, we concluded that in the coming decade, simply switching global residential lighting from traditional electric light to LED will save 677 trillion watt-hours of energy and approximately 700 million metric tons of carbon emissions). Utilizing highly sophisticated and coordinated lighting control systems, we are now able to weave together daylighting with energy efficient LED lighting in a seamless fashion. A current example is our pending LEED-Platinum Federal Courthouse in Los Angeles (shown at right). The courtrooms were targeted early Section illustrating courtroom daylighting strategy with indirect light on to strategically maximize the use of daylight in the entering from the exterior (left) and interior light court (right). Photo: space while also reducing potential glare thus ensuring ©Skidmore, Owings & Merrill LLP, 2015. All rights reserved. a comfortable environment for occupants. Utilizing a pre-programmed dimmable control system, the supplemental LED lighting in the courtrooms can vary its intensity from 0 to 100% responding to overall daylight availability as well as the functional lighting needs of the space.” (Continued on page 26)

18 California Buildings News • November/December 2015

Association News

Smart Windows Highlighted at BOMA-SF Vendors’ Event In its first such annual effort, members of the Energy and Environment Committee of the Building Owners and Managers Association of San Francisco invited select vendors to make presentations and got a thorough education in how new windows products can reduce energy costs and enhance the buildings’ interior experience for workers, students and patients. Three of the 11 companies that presented offer products that use windows to improve buildings. VIEW’s spokesperson depicted his firm’s “dynamic” glass as helping solve human resources issues that are far more costly to companies than even the expenses of housing them. His firm’s glass shields people from glare and lets in nourishing natural sunlight while cutting energy bills. VIEW’s glass is not static but changes according to settings, darkening and lightening as needed. 3M’s light redistributing film was also represented and said to reduce reflection and light transmission as much as 70%, even cutting down on nighttime mirroring effects. Its products are in use at the Moscone Center and in government offices in Sacramento. Energy savings through the use of pleasing natural light could top 60%, its area dealer said. Serralux’s window daylighting solutions are designed to increase occupants’ productivity, learning rates, patient healing and generally improve interior conditions by increasing the flow of natural light by directing sunlight from windows to ceilings then down to spaces. Other featured companies focused on myriad buildings solutions. Committee chair Jenna Hattersley said the presenting vendors were all chosen because some aspect of their

service or products saved energy or enhanced sustainability. Newell Rubbermaid offers a bathroom dispenser product called Lumecal that is powered by available light within a room, saving energy by eliminating the need for environmentally unfriendly and costly alkaline batteries. A Cleanfund spokesman described its financing mechanisms for building owners who want to upgrade sustainable features of their buildings, covering all sorts of energy saving and renewable products, “soft costs” such as expenses associated with audits and even seismic retrofits. Basalite’s representative highlighted his company’s ability to produce concrete with dramatically fewer carbon impacts, including a recent example of its use at UC Davis. Betco’s urinals are engineered to reduce water use and cut down on the number of automatic flushes that occur when people approach toilets. Phasechange manufacturers bio-based thermal storage ceiling material that absorbs then releases temperature, reducing HVAC usage. Powersmiths’ WOW product has been specifically designed to communicate with a building’s existing data collection infrastructure, regardless of manufacturer to minimize deployment time and cost. For building operators who want to implement a submetering program, Powersmiths offers a suite of products and services. STEM provides an energy storage system that evens out peak energy demands and reduces utility bills. And, Scoop offers an app that permits people to flexibly schedule auto commutes, easing traffic smog.

BOMA San Diego Spreads Holiday Cheer to Foster Kids The San Diego Building Owners & Managers Association (BOMA) collects thousands of toys for the foster youth of San Diego in its biggest community service event of the year, the “Give From Your Heart” gift drive. Each year BOMA San Diego looks forward to spreading holiday cheer through this partnership with Promises2Kids, a nonprofit organization that has worked to create a brighter future for foster children® for more than 33 years in San Diego county. BOMA’s Community Service Committee wrapped presents and filled 200 bins for the event. The bins were donated by Republic Services and are distributed to more than 100 major businesses and office buildings throughout San Diego by volunteers from Boyer Moving. “Everyone deserves to be surrounded by love and cheer during the holiday season,” said BOMA San Diego President Kristin Howell of Meissner Jacquet Commercial Real Estate Services. “This is why it brings us so much joy to partner with Promises2Kids and help make a happier holiday for underserved youth in our community.” San Diegans were encouraged to drop off new and unwrapped gifts, which are allocated to foster children within San Diego.

19 California Buildings News • November/December 2015

Sustainability Dominates IREM’s Property Management Symposium “YOU SHOULD LINK SUSTAINABILITY to all of your business practices,” Alliance Residential’s National Director of Sustainability Kelly Vickers told the IREM San Francisco’s Asset & Property Management Symposium. Her message was echoed by a number of the speakers representing some of California’s biggest multifamily and commercial real estate firms. Alliance, one of the country’s largest multifamily companies, embeds sustainability in every aspect of its business model, from training its associates to reducing the mountains of paper traditionally used by property managers to engaging its tenants, repairing leaks and even building sustainability into its capital process. Vickers says her firm is now requiring that its vendors adopt green products and methods, such as using non-VOC-emitting paint. Residents are increasingly pushing for sustainable features before they sign leases, said Mary Nitschke, The Prometheus Real Estate Group director of ancillary services. She said her company has become more sustainable in order to be more competitive in the multifamily market. She cites an instance in which installation of lower volume toilets in units resulted in significant water savings—appreciated by tenants who pay for water. Better toilets resulted in less clogging, which cut maintenance costs and reduced tenant complaints. Nitschke said Prometheus’ Madera Apartments in Mountain View — sometimes referred to as the “Google Ghetto”— was leased up quickly because of its state-of-theart sustainability features, such as tech-driven Nest thermostat controls and Energy Star appliances. “Our demographic there likes to measure and know how they are conserving,” she said. Sustainable facilities can also rent for higher rates, she added. NRG EV Services’ Vice President Terry O’Day said electric vehicles charging stations at multifamily sites are becoming increasingly popular and also serve as a visible indication that the property providing them is committed to green goals. Making commercial building and multifamily facilities more sustainable need be not a financial strain on owners, Sophia Hartkopf told the audience. The TRC Energy Services executive said there is a great deal of “low-hanging fruit” that can make a building greener without major capital improvements. For “quick returns” in energy savings, she suggested upgrading lighting, instituting water-savings methods and replacing windows.

Healthy Buildings Definition Broadens Going beyond sustainability, companies like Rising Realty Partners in Los Angeles are moving to integrate their commercial buildings with their surrounding neighborhoods, so that the adjacent features of Downtown LA can become a part of their tenants’ experience. The firm takes over older structures and repurposes them with renovations that extend their life. Its “indoor-outdoor” concept changes the way employees relate to their workspaces, says Vice President Marc Gittleman. At one of its facilities they even host a rooftop movie night and welcome neighbors to come. Building Robotics President Lindsay Baker is concerned with giving office tenants a better work experience by putting them more in charge of their own atmosphere. Since hotand-cold complaints are at the top of tenant gripes, Building Robotics sells software that interfaces with legacy hardware. Result: people can set thermostats in their own area. Gerding Eden is a company that seeks to situate its tenants in areas where they can do just about everything they need to do within a 20-minute zone: work, live, shop, recreate.

Better Engaging Rental Prospects Since renters today have online tools to better research properties than ever before, multifamily companies must invest in robust websites, AvalonBay Vice President Heather Ahuja told the audience. “People are shopping online,” she said, and they need to know a great deal about their prospective homes before they even walk in the door. Social media, she also said, strongly affects decision-making. Prospects rely heavily on what others say about a property. Online reviewers can either say “horrible” things or “incredible” things about a facility. Ahuja and others said rental companies must stay on top of these reviews by engaging the complainers while encouraging satisfied tenants to voice their approval. Reputation management has become such an important part of the marketing process that companies like AvalonBay, Alliance Residential, Pacific Living Properties and FPI Management maintain staffers who regularly read reviews on websites like Yelp and respond. FPI Management’s Vanessa Siebern said, “Residents are looking for a luxury lifestyle—not just an apartment.” And so apartment companies “try to fully integrate social media with their lifestyle.” Multifamily authorities at the conference said that as many as 90 percent of renters today perform their due diligence online and come into a property already pre-qualified.

20 California Buildings News • November/December 2015

Multifamily Housing: A Challenge and A Solution From Millennials to Empty-Nest Boomers, Smaller Dwellings Are the Answer At some point in the very near future, the continued strength of

Micro-units like this mobile apartment from Kasita could be a solution in California. (Photo: ©Kasita, LLC.)

“The trend we are seeing is toward smaller living units, including micro units, and at the same time larger and more luxurious amenities,” Jonathan Cohen, principal of TCA Architects.

the California economy is going to depend on employees’ ability to obtain housing that they can afford—and increasingly that means multifamily housing. Developers are adding units as fast as our often unwieldy and costly local governments will permit, and some multifamily companies are creating wonderful communities, but far too few units are available at reasonable prices throughout the state. And local restrictions still exist against micro-units that could make housing more affordable for single people or couples. Meantime, powerful demographic and economic forces are pushing both Millennials and Baby Boomers toward multifamily communities, and far too many people in the demographic middle are unable to qualify for free-standing homes or condos. Housing affordability is at a crisis level, and there seems to be very little political leadership to alleviate the problem. For instance, an Urban Land Institute economic trends report released this fall at its national meeting in San Francisco revealed that home ownership in North America among adults under 35 dropped from 43.6% in 1994 to 34.8% this year, and Baby Boomers’ home ownership declined from 82.4% in 1994 to 75.4% in 2015. Renting was up in all age categories. Thanks to many tenacious developers who are able to overcome NIMBYism, the effort continues to house California’s growing population. There are some innovative approaches to design for the future that might have a better chance of winning local government approval and be affordable. The East Bay’s Jonathan Cohen, principal of TCA Architects, thinks smaller apartments and condos may be the way to go. “The trend we are seeing is toward smaller living units, including micro units, and at the same time larger and more luxurious amenities. These include dog spas, bicycle shops and fancy bicycle lockers, ‘chill lounges,’ communal vegetable gardens, car share, high tech package delivery systems, and roof decks with barbecues and movie walls. “Since most renters are searching online, they are able to compare amenities, even check out views from particular

21 California Buildings News • November/December 2015

Older people are moving in droves away from their laborintensive and isolated suburban homes where they raised their kids and toward more convenient and community-focused multifamily communities, such as the transit-oriented development 888 San Mateo. TCA Architects designed 888 San Mateo, a LEED Platinum Certified mixed-use community in San Mateo. The transit-oriented development is also bike-friendly. Amenities include an expansive pool, spa and fitness center with cardio-theater, yoga and Pilates studio; an outdoor kitchen and courtyard lounge; a luxurious community room and the latest in technology amenities.

units. We think it makes good design all the more important as a competitive advantage for developers. And cities are more and more demanding of good design and quality materials. Millennials and empty nesters are the two groups most interested in downtown, walkable, transit friendly locations. But we have not yet seen apartment designs geared especially to older people. They are no doubt the next big wave of renters, and it will be interesting to see how developers and architects respond.” Older people are moving in droves away from their labor-intensive and isolated suburban homes where they raised their kids and toward more convenient and community-focused multifamily communities. “The huge number of retiring boomers (folks aged 60-70) is disproportionately swelling the seniors portion of the California population,” says Don Stump, President/CEO, Christian Church Homes, also in the East Bay. “Older citizens, especially if they face challenges with their health or resources, often enjoy moving out of an isolated single family home and joining the built in community that comes with an apartment, especially a senior retirement community which speaks to their particular need and cultural fit. We all seek a way to find a community where neighbors care for one another, and a seniors apartment complex has all the required features to quickly offer a built in community and network of support.”

Will The Multifamily Shortage Slow Economic Growth? Terrex/Terra Corp Portfolio Manager Rick Courtney of Lafayette CA warns, “California’s affordable housing crisis has only worsened with the state now leading the nation with approximately 25% of our population living in poverty when (Continued on page 22)

22 California Buildings News • November/December 2015

Multifamily Housing (Continued from page 21)

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housing costs are factored in. This severe rent burden will eventually put the brakes on the economy unless we significantly increase our affordable housing stock. In my mind, the key to incentivizing this production lies in the regulatory simplification of the funding and entitlement processes for affordable projects over traditional apartment deliveries.” The ULI report contains this telling observation: “Costs count. An interviewee whose firm is closely associated with high-rise urban office properties wondered, ‘At what point does the cost of living in some cities— driven by housing expense— cut off the flow of young employees? I need to think about places with a more manageable cost of living, secondary markets — Pittsburgh, Minneapolis, Austin. You give up the excitement of Manhattan or San Francisco, but something’s gotta give.’ It is always healthy when a thoughtful sense of limits enters the discussion of market trends.” If local and state governments can refrain from hampering the development process, the multifamily sector can be profitable at the same time it provides adequate shelter. Here’s how ULI sees the complex multifamily/single family picture: “The highly favored multifamily rental sector has enjoyed a long run of success during this decade. Our Emerging Trends survey respondents still rate its prospects well, yet the extraordinarily high prices and low cap rates in many locations are giving quite a few of our interviewees pause as they contemplate the future. We may well be seeing the beginning of a shift in investment/development outlook as we go forward in 2016 and later. “The question is now: do people want to own a house, or do they want to live in the city and rent an apartment? Is property ownership still a main trend? Many couch the discussion in such a framework. But, for residential investment, a huge range of options means that there are selections for investors and developers in all products. A finegrained look in this sector is not only essential analytically, but also the key for those who need to pull the trigger on deals. An analyst with one of the major housing data firms believes that the size of generation Y (‘a very interesting cohort’) should support expanding housing demand for both rentals and ownership housing. It is not an either/or proposition. The demographic forces are very positive to support residential construction, support multifamily, while serving a growing need for additional single-family (Continued on page 24)

23 California Buildings News • November/December 2015

Q& A

With Dominique Hargreaves, Executive Director of the U.S. Green Building Council—LA Chapter

Los Angeles’ USGBC Tackling Tough Green Issues Q In LEED registrations and certifications, Los Angeles trails some cities with fewer buildings. What is USGBC-Los Angeles Chapter doing to increase the number of LEED certified buildings in Los Angeles?

A The Existing Building Committee from USGBC-LA in partnership

with the Building Owners & Managers Association hosted a Think Tank during which meaningful dialogue took place between the City and over 40 local owners about the process and requirements of the recently passed Energy Efficiency & Water Conservation in LA’s Existing Buildings ordinance. LEED Certification is a fast-track option to fulfilling the benchmarking requirements and will help stimulate the market for LEED for Existing Buildings. USGBC-LA is forming a Speaker’s Bureau to assist the owners and managers that are affected by this ordinance to understand what they need to prepare to comply.

Q What are the unique issues in LA that make it harder for building owners and operators to gain LEED certifications?


Many owners feel that building to meet code is enough. The California Green Building Code along with updated Title 24 requirements have resulted in the codification of efficient buildings that generally equate to a Silver LEED Certification level. The cost of LEED certification is a barrier to its acceptance by certain levels in the market. The majority of buildings are Class B and C. This group is a bit harder to reach and to convince of the value of LEED in terms of payback. Hence, the need for the ordinance mentioned previously. We’ve been refocusing our efforts on reaching out to educate more broadly across L.A. communities about all the resources and tools (human and otherwise) USGBC-LA has to offer.

Q What can local governing authorities (City, County) do to help achieve more sustainable building goals? A The release of the first Sustainable City Plan in April 2015 was the first big step. Leading by example is one tenet of the

City plan, which is evaluated in terms of economy, equity, and environment. As the owner of thousands of properties, the City is evaluating its own portfolio. We were elated to celebrate the LEED certification for the John Ferraro Building, home of the L.A. Department of Water and Power this year. There are many more to come.

Q What programs is USGBC-Los Angeles planning for 2016 that will help advance the green building agenda? A We are planning a series of Cultivation Events in 2016 that will build momentum in the region. They include tours of

notable buildings, outreach to local partners, and building a Legacy Project. The Legacy Project is a permanent gift to the City of Los Angeles and will serve communities that are traditionally left out of the sustainability conversation. And we are hosting Greenbuild! USGBC-LA will debut the Building Resilience-LA program in 2016. This is a framework to inform owners and operators of existing buildings how to survive and thrive in the face of shocks and stressors that are prevalent in our region. (Continued on page 25)

24 California Buildings News • November/December 2015

Multifamily Housing (Continued from page 22) housing stock.” For more detailed information, visit: www.uli.org San Francisco is ground-zero in unaffordable housing, and a textbook example of why regional housing planning and cooperation is necessary. But there are solutions. Jim Lazarus, who is senior vice president of public policy at the San Francisco Chamber of Commerce, says, “The housing crisis in the Bay Area is a product of geography and 40 years of downzoning and growth limitations. The things that make our quality of life so good; counties that touch either the ocean or the bay, thousands of acres of local, state or national parks, ridge line protections and other limits on where housing can be built, result in housing pressures that can’t be easily met during periods of strong economic growth. Until either the region embraces denser in-fill construction or high speed rail comes on line to bring a workforce quickly into the Bay Area from the Central Valley, the Bay Area will continue to have a housing affordability imbalance.” “For now, the economy continues to soar, but without new housing, the upward trend could taper off,” says California Apartment Association Communications Director Mike Nemeth. The state is adding new jobs, he says, “But apartment construction isn’t keeping pace, and that makes housing more scarce and pushes up rents. What happens when tech workers can’t find housing or can’t afford what’s left? The talent doesn’t come, the jobs move elsewhere and the economy suffers.” n

Modern apartment interiors offer many amenities in a compact space. Top photo: Getty Images. Lower photo: 888 San Mateo, a TCA Architects’ project.

25 California Buildings News • November/December 2015

USGBC-LA Tackles Green Issues (Continued from page 23)


Did USGBC-Los Angeles achieve any distinctions at Greenbuild in Washington this year?

A USGBC-LA’s Green Janitor Education Program was nominated for a Malcolm Lewis Impact Award. So far, over 400 janitors completed 30 hours of hands-on training, including energy and water audits to improve their understanding of operations and maintenance. They, and their supervisors, gained perspective on how important their job is to earning and maintaining green building certifications.

Two of our members were honored as part of the top 20 Women in Sustainability; Hilary Firestone, City of Los Angeles, and Lisa Collichio, CBRE. We are also thrilled that four of our members were elected to the inaugural, six-member National USGBC Advisory Council. They are Sara Neff of Kilroy Realty Corp. (also our new Board Chair), Joe Van Belleghem of Lend Lease, Danielle Horton of Verdani Partners, and Brandon Tinianov of View Inc.

Q What are your professional goals for USGBC-Los


A To have a wider audience understand that we are the

go-to resource for any person or organization looking to improve sustainability in the built environment. Our membership is really accessible and progressive, and our Chapter offers excellent resources for learning about green building and connecting with like-minded people making an impact. We aim to double our membership by the time we host Greenbuild, October 5-7 2016.

SF Urban Planning Group Honors Leaders Jim Lazarus, senior vice president of the San Francisco Chamber of Commerce and a former deputy mayor of San Francisco, was recognized by the renowned urban planning group SPUR for playing a major role in helping reform city government. During a Moscone Convention Center ceremony in November, former BRIDGE Housing leader Carol Galante was also honored for her role in developing affordable housing and Harlan Kelly was recognized for his work revitalizing The City’s water and sewer system as general manager of the San Francisco Public Utilities Commission.

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Lighting Innovations (Continued from page 17)

R.J. Guillermo, West Coast marketing manager, Horton Lees Brogden Lighting Design “The lighting concept for the Anaheim Regional Transportation Intermodal Center (ARTIC) seamlessly integrates form with function, providing illumination for a variety of critical tasks including ticketing and wayfinding. At the time of design, LEDs had yet to become as widely utilized as they are now, so the decision to make them the primary component of the lighting scheme on the project proved innovative. The color-changing LED fixtures make up the building’s central glow, which is just as visually striking from the outside as it is from within thanks to the translucent quality of its ETFE shell.”

Anaheim Regional Transportation Intermodal Center. Photo: John Linden Photography.

Jeremy Steinmeier, architect and lighting designer, Gensler “Lighting specs over the last two years have changed in my practice from less than 20% to over 90% LEDs in new tenant improvement projects in California. Even decorative fixtures, making their way ever more so into office space, utilizing old time incandescent lamps are getting dimming LED replacements. Yes, it’s a craze, it’s a trend sparked by Title 24 dimming, but it’s one where you can expect at least incremental improvement in both energy efficiency and color quality over the coming years. The future of the lighting market is in advanced controls. Now that we having a functional, efficient, and durable light engine, interest has turned to what to do with it. Most spaces under current Title 24 will be required to have advanced controls like vacancy sensors, daylight harvesting, and more advanced and adaptable time clocks. Most of these systems tie into building management systems via BACnet (Building Automation and Controls Network) protocol, providing even more control and energy savings. Controls will continue to do more including precise automation of window shading, audio visual, HVAC, and emergency/fire response and more. These controls will become key in making LED retrofits of fluorescent systems produce payback. We’ve lived through the Wild West of LED startups: dimming issues, crazy quick failures, color shift, and lack of matching color temperatures, and the lighting industry has generally stepped up to the challenge. Installations are going smoother than ever. But what about all that manufacturing take-back labeling, quick disconnect electrical connections, plans for next generation/no obsolescence, and phone numbers to call for LED recycling and replacement? To date they have not been tested. Will they last the 60,000 hours plus? Be prepared to see how the industry reacts when end-of-life failures start hitting the LED market in mass.” (Continued next page)




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California Buildings News • November/December 2015


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Lighting (Continued from previous page) Lilian Fu, Head of Lighting Practice, WSP “LED technology has gained tremendous momentum since the early 2000’s; nearly all of our current projects are designed using LED sources exclusively. Only on rare occasions would halogen lamps be specified and, even more rare, compact fluorescent lamps. LED light fixture pricing has started to stabilize given the number of specification grade manufacturers coming to market, fostering a healthy competitive bidding process. We are seeing lighting designs that mimic our natural world and blur the lines between inside and outside environments. Dimmable LED technology is making this possible. Dimmable LED color changing fixtures with quad chromatic chips easily mimic all the colors of the visual spectrum. Fixtures are smaller than a credit card in profile and able to be concealed in architectural details. Supporting circadian rhythms with electric lighting has never been easier now with dynamic or tunable white LED products in many varieties of fixture. LED panel system technology provides the opportunity to bring dynamic images of the natural world into workspaces to give employees a visual reprieve to an otherwise common workspace.”

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HVAC Strategies (Continued from page 5)

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is realized by designing a low-pressure HVAC system that allows for maximum turn down while maintaining temperatures.” She adds, “Building environment studies, for over 50 years, show that the top two occupant complaints are uncomfortable temperature; too hot or too cold. The major challenge that stands in the way of addressing this complaint is the expense of engineering a building environment that is comfortable, while also sustainable and energy efficient. Highlighted throughout this portfolio are instances where comfort, sustainability and energy savings have been successfully achieved, economically, using ThermaFuser™ VAV system.” There are yet other approaches to making HVAC more energy efficient, as Richard Almini, CEO of Legacy Mechanical, points out. “One of the very interesting things that has blossomed for Legacy over the past couple of years is how we are combining our HVAC sales strategies with our Energy Control Window Films program. The correlation between the two technologies has allowed us to solve a much wider assortment of building problems than was attainable through just one a single offering. We also have an example of a major window film project we did at a 30-story building in San Francisco, where the upgrade to a modern window film allows higher levels of natural light to enter the space, resulting in lower calculated electrical costs when combined with new lighting controls with dimmable ballasts.” Arne Irwin, business unit manager–energy systems at YANMAR America Corporation, advises that, “Building owners should investigate natural gas engine-driven gas heat pumps and micro combined heat and power products to lower electrical consumption and reduce avoid costly demand charges on their electrical utility bill. GHP and mCHP are forms of on-site distributed generation that utilize natural gas as the primary fuel source to significantly reduce reliance on the high-cost electricity produced by coal-fired power plants, as well as reduce the transmission losses encountered during the transport of electricity generated at a distant power plant.” Finally, says Mark Gallagher, manager, building services at Armstrong Fluid Technology, “When auditing buildings managers should not overlook a conversion to variable speed pumps just because the building has a constant flow system. Variable speed pumps allow you to run the system without throttling, providing savings in pumping costs that typically range from 10–30%, while providing the same flow as before.” n

29 California Buildings News • November/December 2015

Greenbuild Innovations (Continued from page 14) w Eaton demonstrated its Integrated Sensor Control System for Metalux Encounter, Cruze and SkyRidge Luminaires. Available as an option on a number of Eaton’s ambient products including the Metalux Encounter, Cruze and SkyRidge LED luminaires, the Integrated Sensor Control System is optimized to meet energy codes for occupancy sensing and daylight harvesting. The sensor system is factory-wired to the luminaire, switching on or off based on occupancy, and dimming the light when enough daylight is available, offering out-of-the-box operation using thoughtful default settings. When the application demands more, the sensor system has an optional remote control allowing changes from the default settings for occupancy, target light level, preset lighting levels, and to temporarily override automatic controls. The luminaire-integrated sensor control system reduces the design time and complexity of meeting energy codes for both lighting and controls. The sensor system was designed to guarantee occupancy and daylight harvesting coverage from within the footprint of Metalux ambient luminaires, so the lighting design is the control design.

w Bitfinder showed its AWAIR, a smart air quality monitor that provides real-time feedback of a room’s air quality and immediately actionable insights to make improvements. AWAIR is connected through a mobile application where one gets feedback on the status of a room’s air quality.

w MechoSystems announced at Greenbuild its attainment of the International Living Future Institute’s red-list compliant Declare label for its Mecho®/5, UrbanShade® and ElectroShade® Systems with AcoustiVeil Dimout shadecloth. AcoustiVeil (shown above) is an eco-friendly acoustical shadecloth that filters light and absorbs sound. The ILFI devised the Living Building ChallengeTM building-performance standard to hasten the transformation toward a more just and ecologically balanced future. The Declare label complements this ambitious program as a way for manufacturers to proactively disclose building-product health information.

w California buildings benefit from Solatube International’s SkyVault Series. The product allows ultimate daylighting control and features a 29-inch diameter specifically designed for high-bay commercial applications, including convention centers, warehouses, auditoriums, sports arenas, manufacturing facilities, gymnasiums, hotel ballrooms/meeting spaces, and more. Solatube International also released the Daylight Dimmer for the SkyVault Series where dimming capabilities are needed in large commercial spaces. The two products together fully integrate with digital lighting controls for easy, synchronous operation. (Shown above is the Solatube SkyVault Series, which enhances light capture, controls the focus and creates dynamic designs in large volume spaces with high, open ceilings.)

30 California Buildings News • November/December 2015

Products That Make Buildings Healthier Product and service providers are responding to the challenge to make buildings healthier in numerous ways. This year’s ISSA/Interclean conference and expo in Las Vegas featured product exhibitors with many innovations that will reduce diseases that affect people who conduct much of their time in office buildings, hotels, hospitals, institutional structures and multifamily complexes. Here’s a sampling of outstanding providers and how they are meeting healthcare challenges. Battling Pathogens— Sealed Air: “Our Diversey Care’s Oxivir® disinfectant cleaners are effective against a broad range of pathogens. With a one-minute contact time, facility owners can feel confident that surfaces are disinfected, preventing the spread of disease-causing pathogens. The Oxivir product family is safe to use, requiring no safety warnings or personal protecWiping disinfectant on surface. Photo: Sealed Air Diversey. tive equipment,” says Carolyn Cooke, Vice President Healthcare North America, Diversey Care. Making indoor air cleaner — Hoover Commercial: “When it comes to concerns over indoor air quality, a bagged vacuum is a better option over bagless because of its increased levels of dust containment. Optional self-sealing bags trap and contain dirt and debris when disposing, without the cloud of dust that comes with emptying a messy cup. Look for units with a sealed Allergen system and HEPA filtration which traps 100% of dust mites, ragweed, and common pollens and filters 99.97% down to 0.3 microns. In addition, some vacuums utilize Activated Carbon which works like a sponge to absorb odors and chemicals when vacuuming,” says Hoover’s Senior Product Manager Sherlon Kauffman.

Healthy cleaning solutions — Orbio: “Orbio® os3 onsite generation produces a cleaner and a disinfectant solution that meet LEED-EB requirements and reduce the environmental footprint vs. conventional packaged cleaning chemicals. Orbio solutions may improve occupant health by reducing the spread of germs and eliminating the VOCs, fragrances and dyes that can cause health issues for people with chemical sensitivities,” Karla Leis, vice president and general manager, Orbio Technologies, A Tennant Company Group. Eliminating most flu particles—Fellowes: “In common areas, the influenza virus is a major threat because contagious particles can remain airborne for hours and travel long distances. AeraMax Professional effectively eliminates 99.9 percent of flu particles from the air in as little as 35 minutes, creating healthier and The AeraMax Pro purifies the air in four cleaner offices, stages. The pre-filter captures the largest schools and resiairborne particles, then odors and VOC’s are dential facilities,” absorbed by the carbon filter. Stage three is a true HEPA filter that captures 99.9% of says Jeff Dryfhout, ® viruses, bacteria, allergens, and mold spores. Fellowes Brands’ The final stage is a plasmatrue bipolar Global Director ionizer generating ions that damage microof Marketing, organisms throughout the entire room. Air Treatment. (Continued on page 32)

32 California Buildings News • November/December 2015

Clean Products (Continued from page 30) “It is a California CARB-certified air quality control system that removes airborne viruses, allergens, bacteria, and mold spores through a HEPA filter. The system includes a carbon filter to remove odor. The system utilizes Envirosmart technology that monitors the room for motion, sound, and odor which triggers rapid purification,” says Dan Edwards, owner of Mountain Air Supply, an AeraMax dealer in California. Better cleaning programs ­— Hillyard, Inc.: The company’s solution to a clean healthy safe facility is to evaluate, standardize, train and manage a building’s cleaning program by evaluating the building, collecting and analyzing data, then identifying opportunities to improve cleaning processes while lowering the total cost to clean. It standardizes a building’s cleaning program by implementing best practice solutions for each area of your facility. It trains the cleaning staff on the most efficient way to clean. After a best practice cleaning program has been implemented, it uses a quality control program to measure the results and adjust the program based on those results.

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Cutting down cross-contamination — ByoPlanet: Eliminating cross-contamination — ByoPlanet: “Crosscontamination is a major cause of health associated illnesses as well as worker and student absenteeism and poor performance. ByoPlanet’s induction charged electrostatic sprayer functions as a no-touch applicator that works with your EPA approved products and eliminates the risks of cross-contamination caused by traditional cleaning/janitorial methodologies for disinfection. ByoPlanet’s directional sprayer charges the chemistry, literally driving it to the surface where is seeks out hidden surfaces and provides near perfect coverage— hitting every touch point in very large or high traffic space, safely treating over 20,000 square feet in just one hour. It is even safe to use around sensitive equipment which frequently harbor the highest level of germs. This technology was used in 2014 to eradicate the largest Norovirus outbreak in CDC history onboard the cruise ships, on the ground in Haiti after their 2010 earthquake and in several EMS locations as part of their pandemic protocol for public health & safety” says Michele L. Knipp, ByoPlanet’s vice president, marketing. This makes it a revolutionary solution for businesses looking to reduce their environmental footprint, improve overall health outcomes and increase their bottom line. Attacking restroom disease— Eckos: “A major hygiene problem in men’s restrooms is due to urine backsplash on users and surrounding areas that could lead to the spread of harmful pathogens. Ekcos innovation’s “ekcoscreen” 60 Day Anti-splash urinal screens are infused with anti-bacterial that will effectively eliminate Klebsiella, E. coli, and Staphylococcus (staph). This level of bacterial control has never been utilized in public restrooms. The use of ekcoscreens in urinals has improved public restroom hygiene tremendously and public acceptance and awareness has contributed to the success of this innovative product,” says Vice President of Operations Guillermo A. Ramirez. Databasing healthier products —Quartz Project: Flux, a technology company founded to deliver collaboration tools for increasing efficiencies in building architecture and engineering, together with Google, a global tech company committed to creating healthy and sustainable workplaces, Healthy Building Network (HBN), a nonprofit devoted to reducing toxic building materials, and thinkstep, a global sustainability software, data and services firm, have created the Quartz database. It is the result of

33 California Buildings News • November/December 2015

the cleaning worker’s primary responsibility is to remove unwanted matter utilizing the most effective systems and tools, reducing the need to use harsh chemicals to kill bacteria. When dust, soil, and pollutants are removed from a building’s air and surfaces, overall health can improve. In fact, according to Gregory Katz’s 2006 report for the U.S. Green Building Council, 17 separate studies have found positive health impacts from improved indoor air quality. That’s why a ProTeam vacuum has Four Level Filtration that captures 99.9 percent of dust particles measuring 1 micron in size and larger. And our passion for improved Indoor Air Quality does not end with making vacuums. Since 2003, we have been partnered with the American Lung Association in efforts to educate the public about the importance of healthy indoor air,” Matt Reimers, vice president and general manager of ProTeam, Emerson Commercial & Residential Solutions. Antimicrobial mops kill germs. Photo: Continental Commercial Products.

a year-long collaboration known as The Quartz Project, whose overall mission is to promote the transparency of building product information. Now freely available to building owners, architects and sustainability specialists, as well as to the general public, the database brings together for the first time data on the impacts building materials have on both human health and environmental sustainability. Antimicrobial mop kills germs— Continental Commercial Products: “Our Hospital Pro M™ antimicrobial mop was created to complement our complete line of microfiber cloths and mopping system, which are designed to reduce bacteria on all hard surfaces. Constructed of an innovative and proprietary blend of polyester yarn and antimicrobial nanosilver, Hospital Pro M™ is a smart solution for anyone looking to maximize their disinfect. To achieve this additional layer of protection, we coextruded nanosilver into the polyester (PET) fiber before it is stretched, crimped and cut into fiber. Since PET and nanosilver become one in this process, the antimicrobial properties of the mop never degrade. When used in conjunction with a disinfectant solution, bacteria won’t have a chance of surviving on this mop,” says Meghan Reed, product manager, Continental Commercial Products. (See photo above.) Improving indoor air quality—Emerson Commercial: “We built our company with the cleaning approach that

Cleaning Pathogens­— Rubbermaid: “Rubbermaid Commercial Products is continuously dedicated to providing innovations that optimize infection prevention and improve cleaning performance,” Michelle Olsen, Brand Marketing Manager at Rubbermaid Commercial Products, said. “For this reason, we have developed a line of products that help remove microbes from surfaces and stop the chain of infection by wiping away food sources for live pathogens.” Sanitizing Door Handles— Hygiene Solutions: The Handle Hygiene Door Handle Sanitizing System is a low maintenance solution to the problem of germs being spread from contaminated door handles. It guarantees cleaner door handles by automatically delivering a mist of cleaning solution onto the door handle, every time the door closes— without power or batteries,” Business Development EVP Rob Johnston of Hygiene Solutions, LLC. (System shown above.) (Continued from page 34)

34 California Buildings News • November/December 2015











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Clean Products (Continued from page 33) Better waste handling — Heritage Bag: “Can liners from Heritage Bag Company aid in the reduction of disease due to the fact they inexpensively provide the ability to prevent the pass through of airborne or contact materials. Our bags are utilized daily within the Healthcare industry for Biohazard contamination and other areas to capture and control the transport of materials that might contain or carry disease-type organisms,” Randy Holmes, Director of Marketing, Heritage Bag Company. Reducing pest infestations —Western Exterminator Company: “Southern California buildings are prone to infestations from pests like cockroaches that find numerous access points in facilities and conditions such as food stored in desks. To effectively combat this potential problem, implement an Integrated Pest Management (IPM) process that focuses on monitoring, control and prevention for your specific environment and pests. IPM is a proactive, holistic approach to pest management that minimizes reliance on chemical pesticides and—instead of only trying to eradicate pests—integrates all available preventative and curative options,” says Matt Zehner, technical service manager, Western Exterminator Company. n

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What the California Supreme Court’s Decision Means for Building Design Professionals By Matthew Hawk, Partner, Gordon & Rees LLP Much has been made The real concern is will the courts allow the liability about the California Supreme to expand to other parties in ways greater than suggested Court’s decision in the Beacon by the Beacon factors. Will courts expand the standard of Residential Community Assn. v. care such that designers must now balance the desires of Skidmore, their client with those Owings & of potential end-usMerrill LLP case as it relates to the ers? For example, if perceived expansion of liability for a designer specifies ...”in reality it may designers in defect cases in the use of a specific turn out that Beacon California. The Supreme Court found building component that an architect could be found to that is ultimately has done little to owe a duty of care to a third-party rejected by an owner, increase potential homeowner under certain circumand the owner instead stances. The court was very narrow requests the use of liability” in its findings, honing in specifically an inferior building on a few key factors, including how component that costs much the architect was paid for its less and requires more services (in this case $5 million), the ongoing maintenance architect’s role as the lead designby the end-user, does er and construction administrator, and the type of harm the designer now have a duty to insist that the owner being alleged (uninhabitability of units). accept recommendations that are better for future homeWhile at first blush this may appear to be an expansion owners? Even more troubling is that the courts could now of liability for designers that did not exist prior, in realifind that designers are liable to contractors under a similar ty it may turn out that Beacon has done little to increase analysis. potential liability. In reality courts have often allowed Designers can address many of these concerns in third-party claims. Now there is a better definition as their contracts by negotiating limitations of liability, hold to when the designer could become liable to third-party harmless provisions for decisions mandated by the owner, claims and those that are exposed under the Beacon and indemnity provisions with sub-consultants. analysis can take steps to get better contractual protection Gavel photo: Getty images. discussed below.

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