IN THIS ISSUE: Phoenix Buildings Climb Energy Star Ratings
Arizona
Summer 2012 TM
www.FacilitiesMagazine.com
Chandler-Gilbert Community College is a Model for Sustainability
14 Building Evolution Biomimicry
23 Retrofitting Facility Windows Windows
24
Data Centers
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March/April 2012 | ARIZONA FACILITIES
Contents Ariz Ari zona
8 12
Summer 2012 TM
Teaching by Example Chandler-Gilbert Community College is a Model Teaching Ground for Sustainability
Phoenix Climbs Energy Star Ratings Phoenix Ranks 13th in the Nation
20
Profile
24
Data Centers
Q & A with Kip Linse
Save Money with a Single Strategy
Departments Design 14 Biomimicry Shapes the Nature of Buildings
Energy Photos courtesy Jaclyn Olmstead
ON THE COVER Constructed during the 70s, Chandler-Gilbert Community College (CGCC) was built with few strategic thought given to the layout of the campus’ buildings, energy efficiency and water conservation for its desert landscape, said Charles Poure, director of the college’s facilities planning and development department.
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SRP Offers Energy Solutions
Windows 23 Retrofitting Facility Windows
Solar
28
Solar Lighting Communicates as it Illuminates
ARIZONA FACILITIES | Summer 2012 23 5
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Building owners and property managers have been charged with an outstanding assignment. As stewards of commercial buildings (the largest energy users in the country), they are responsible for minimizing the significant impact these structures have on our environment. Nearly $200 billion is spent annually on energy used to operate commercial buildings in the United States, according to the U.S. Department of Energy. Approximately 30 percent of that energy is wasted. Commercial building owners have been challenged by President Barack Obama to make their facilities 20 percent more efficient by 2020 – an initiative known as the Better Buildings Challenge. Upgrading the energy efficiency of America’s buildings is one of the fastest, easiest and cheapest ways to save money, cut down on harmful pollution and create good jobs. Arizona building owners are well on their way to improving the energy efficiency of their spaces. In fact, Phoenix ranked 13th in the United States for the most Energy Star Certified Buildings in 2011 – with 143 certified building totaling 21.4 million square feet and saving $20.6 million. Energy Star, a joint program between the U.S. Environmental Protection Agency and the U.S. Department of Energy, promotes energy efficient practices through an energy performance rating system that sets goals, tracks savings and rewards improvements. (Read more on Page 12.) Energy Star offers a number of resources helping participants meet the Better Buildings Challenge. These include guidelines for energy management, a tools and resources library and access to experienced professions. Arizona Facilities Magazine can also be a reliable resource for facilities professionals who are interested in making their buildings more sustainable. In this issue, learn about building a customized management system for your building, read about retrofitting your windows or discover alternatives to powering your facility. We hope these articles will ease the burden of your stewardship. Good luck!
CONTACTS PUBLISHER Travis Barrington travis@jengomedia.com EXECUTIVE EDITOR Kelly Lux kelly@jengomedia.com ASSOCIATE EDITOR Kristen Hutchings kristen@jengomedia.com DESIGN DIRECTOR Brett Mickelson DESIGNER Doug Conboy PHOTOGRAPHERS Dana Sohm Roger Ottoway Jaclyn Olmstead CONTRIBUTORS Rebecca Blackburn, Luke Denmon, Matt Ellenberger, Kathryn Giblin, Patty Garcia Liken, Chris Munn, Stefanie Vallas, Joe Zazzera
JENGO MEDIA PRESIDENT Travis Barrington
Arizona Facilities
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The publisher is not responsible for the accuracy of the articles in Arizona Facilities. The information contained within has been obtained from sources believed to be reliable. Neither the publisher nor any other party assumes liability for loss or damage as a result of reliance on this material. Appropriate professional advice should be sought before making decisions. © C o p yr i g h t 2 0 1 2 A r i zo n a Fa cilities Magazine. Arizona Facilities is a Trademark owned by JENGO MEDIA. All rights reserved.
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EDITOR’S LETTER
Teaching by
Example
Chandler-Gilbert Community College is a Model Teaching Ground for Sustainability
8 Summer 2012 | ARIZONA FACILITIES
By Kristen Hutchings Associate Editor
Constructed during the 70s, Chandler-Gilbert Community College (CGCC) was built with little strategic thought given to the layout of the campus’ buildings, energy efficiency and water conservation for its desert landscape, said Charles Poure, director of the college’s facilities planning and development department.
A
t Chandler-Gilbert Community College, the innovation of one person was the key to realizing a goal for energy efficiency. In time, others climbed on board. To set sail on this ship of green initiatives, the previous president of CGCC, Maria Hesse, signed what is called the American College and University Presidents’ Climate Commitment. By signing this contract, the school “has pledged to eliminate or offset all campus greenhouse gas emissions over time, and in the process, lead the transition to a sustainable economy,” according to the CGCC website. “Funding, attitudes and everything else starts at the top, and like any company, the campus and the students are a reflection of its leadership,” said Poure. “Things can happen when projects are assigned from the top down and the leadership assigns it as a priority. The President’s Climate Commitment became the pebble that started the avalanche.” Avalanche is the perfect description of the sustainability baptism CGCC has undergone these past few years. The campus is heavily involved in multiple energy efficiency projects with many more sitting on the horizon. A Darker Shade of Green “We have gone on to not only build toward LEED standards, but on this campus, we build and certify to achieve LEED standards,” Poure said. The campus’ newer buildings have received Gold and Silver LEED certifications.
The newest addition is Bridget Hall, which received LEED Gold, a difficult rating for many facilities to achieve, especially campuses. Managing to LEED standards, CGCC is revamping their campus, building by building, by replacing inefficient fluorescent lights with LEDs which will decrease the lighting load by half, said Poure. In addition, maintenance costs are reduced because the newer fixtures consume less energy, and they have a longer life expectancy. The very makeup of an LED will also save the school from wasting energy. To further their buildings’ efficiency, CGCC will also be working with Salt River Project, the local utility company, on recommissioning the mechanical systems throughout their buildings – which could be anything from replacing sensors to reprogramming the building controls system. These strategies will help the school continue to decrease their energy. The school will also update their software adaptive pressure control and adaptive temperature control. “We consume lots of fan energy just moving air around in buildings, and what our new adaptive pressure control will do is reduce fan energy significantly while correctly maintaining interior temperature,” Poure explained. “The temperature control does similar things, but also reduces the water needed to pump throughout the campus from the central plant to do cooling. So we save pump energy as well.” Water is also reduced thanks to continued on page 10 ARIZONA FACILITIES | Summer 2012 23 9
continued from page 9 waterless urinal fixtures in the Pecos and Williams campus restrooms and also the low flow/limited flow plumbing fixtures found in all CGCC restrooms. But Poure’s vision of sustainability doesn’t stop at merely constructing LEED certified buildings. He would like to take it one step further and re-certify newer buildings with LEED O&M certification. “At the end of five years, my hope would be that we could reapply to the green building council for certification that we’re operating our LEED Silver and Gold buildings to the appropriate standards,” said Poure. “So far, that hasn’t been done anywhere that I know of, but it’s there if we want to put forth the energy to do it.” A Sunny Future Partnering with Salt River Project, CGCC is constructing an outdoor classroom/ramada that has a solar array for its roof. “It’s tied into the grid,” Poure explained. “In this case, any energy produced that is in excess of what the ramada will consume will actually get
pushed back into the electrical grid, which is different from other solar projects that create energy and either use it or simply bleed it off. But in this case, it travels through a meter and back onto the grid to be reused.” The ramada is one of many projects that the school implements in their Environment Technology Center (ETC). This area of the campus contains experiments on sustainable options in multiple areas of study – biology, chemistry and landscape – and consists of a classroom as well as an acre of land where students evaluate gardening and composting experiments. It serves as a hands-on learning environment which also increases awareness for the need of further study with sustainability. Recycling to Earn Green As of now, the school combines all its recycled materials – paper, cans, plastics – and drops it off at a local plant, free of charge. With Poure’s future recycling project, this will soon change. The sorting of products will take place on campus, and instead of giving away the products, the school will sell it to a recycling plant and invest the money back into their education program. They
also plan to add cardboard recycling and install the campus’ own cardboard baling machine. The college also participated in a metal recycling endeavor. It only took a few hours for the school to fill a semitractor trailer full of recyclable iron and other heavy metals lying around the campus. Conserving Water Currently utilizing reclaimed water for landscaping and field maintenance, CGCC is looking at other ways to conserve water within programs such as ceramics. In ceramics courses, the water is usually used to clean the area and wash clay pots, making the drained water thick with mud. This paste then travels into the sanitary sewer and plugs the system. To attend to this problem, the sustainability adviser, with the students, has been looking at options to create a cistern that would capture this muddy water and send it to the ETC community garden as irrigation water. Using this method would still require the cistern to be cleaned of mud from time to time. Other water-saving techniques include the college’s use of drinking water. Refrigerated drinking fountains may be replaced with bottle filling stations containing room-temperature water. By removing refrigeration, the school will minimize energy costs and encourage the use of reusable bottles rather than purchasing plastic water bottles. An Outstanding Facility With this strong dedication to sustainable practices, Chandler-Gilbert Community College has become a finalist in the Second Nature Climate Leadership Awards. Not only does the administration build with LEED in mind, but they are willing to maintain the LEED standing throughout the years. Their dedication to sustainability even reaches beyond buildings to people – the school and the district at large, all 10 colleges, will be smoke/tobacco-free premises as of July 1, 2012.
10 Summer 2012 | ARIZONA FACILITIES
TheGreenSchoolhouseSeriesKicksoff withaVolunteerPaintingDay Corporate & Community Volunteers Begin Work on the World’s First LEED Platinum Designed Schoolhouse By Stefanie Vallas
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ringing together the community, school districts, corporations and volunteers, The Green Schoolhouse Series (GSHS), in collaboration with CAUSE AND EFFECT Evolutions and Washington Elementary School District, began the renovation and building at Roadrunner Elementary School in Phoenix with a volunteer paint day on April 28. The Green Schoolhouse at Roadrunner will be the world’s first Leadership in Energy and Environmental Design (LEED) Platinum designed schoolhouse built by volunteers. With approximately 200 volunteers, the group painted the entire existing 61,788-square-foot school with noVOC paint provided by Glidden Professional. The existing school will now match the new Safari schoolhouse under construction on the campus. The makeover of Roadrunner Elementary School and the new schoolhouse, named Safari, will transform the campus into an environmentally friendly showcase. Safari will be a teaching tool, educating the students and community members on the importance of sustainable living and building practices. Safari’s sustainable features include a solar rooftop system, STEM-devoted (Science, Technology, Engineering and Math) classroom, rainwater harvesting capabilities, interactive white boards, an
outdoor classroom and native gardens. Because of this dedication to sustainability, the school was recently recognized as a “Green Ribbon School” by the US Department of Education. The 6,000 square-foot project in Phoenix will be the launching pad of state-of-the-art green schoolhouses across the country on Title 1, low income, public school campuses. “We are thrilled to see everyone’s efforts come together as volunteers begin to work on our first schoolhouse,” said Marshall G. Zotara, co-founder and senior managing partner of CAUSE AND EFFECT Evolutions. “Not only will the students benefit from learning in a healthier classroom setting, Safari will also serve as an integral part of the surrounding community.” The award-winning, state-of-the-art building is designed by the acclaimed Phoenix architecture firm Stantec, with construction by Hensel Phelps Construction Co. Engineering services are provided by Heideman Associates, a Zak Company, Larson Engineering, and David Evans and Associates, Inc. with LEED commissioning provided by Total Building Commissioning. Glidden Professional is supplying the environmentally conscience (no VOC) paint, not only for Safari, but also to repaint the existing campus to match the new schoolhouse, which is expected to be completed in June. Not only will the paint day include employee volunteers from Glidden Professional, but also volunteers from Blue Cross Blue Shield of Arizona, who are donating a native green garden; Stantec, the firm who designed the Safari; Hensel Phelps
Construction Co., the general contractors on the build; Alliance Bank of Arizona, sponsoring the main classroom; DeVry University, sponsor of the STEM (Science Engineering Technology Math) classroom; with volunteers from American Express, Belgard Hardscapes, MAGNUM Companies and the engineering firm David Evans and Associates Inc. The Green Schoolhouse Series (www.greenschoolhouse.org) is a collaboration of corporations, school districts, municipalities, foundations, communities and volunteers dedicated to building LEED-Platinum designed, high-performance, environmentally sustainable multipurpose classrooms and community centers at Title I, low-income public schools. This nationwide initiative is spearheaded by leading Partners Brighten A Life, a 501(c)3 nonprofit organization focused on positively impacting the learning environment, living conditions and communities of disadvantaged children and families, and CAUSE AND EFFECT Evolutions, a business and nonprofit consulting firm that connects corporations with community causes. Participating Companies Alliance Bank of Arizona American Express American Fire Equipment Sales and Service Corporation Blue Cross Blue Shield of Arizona Belgard Hardscapes City of Phoenix David Evans & Associates, Inc. DeVry University Empire Renewable Energy Glidden Professional Hensel Phelps Construction Co. MAGNUM Companies Stantec Washington Elementary School District Xerox
Photo by Tony Marinella ARIZONA FACILITIES | Summer 2012 11 23
Phoenix Buildings Climbing the
Energy Star Rankings
The Phoenix Metro Area has moved up the list of cities with the most Energy Star certified buildings each of the last three years in a row. Phoenix ranked 13th in the nation with 143 buildings achieving the Energy Star Label in 2011, according to a press release by the EPA on April 11, 2012.
12 Summer 2012 | ARIZONA FACILITIES
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he ranking is a significant improvement over the 2008 statistics. The data in the press release listed the historical rankings for each year from 2008 to 2011 for the top 25 metro areas in the nation. In 2008, Phoenix was 22nd on the top 25 list. The ranking improved to 20th in 2009, and to 17th in 2010. This past year, Phoenix improved from 17th to 13th. The Phoenix area is in between the Minneapolis-St. Paul area in 14th with 142 Labeled buildings, and behind 12th ranked Sacramento. The 143 Phoenix buildings that achieved the Energy Star Label in 2011 equate to 21.4 million square feet of real estate. The top five in order from
By Chris Munn
fifth to first are San Francisco, Chicago, Atlanta, Washington, DC, and Los Angeles. Leading all metro areas, Los Angeles had a grand total of 659 labeled buildings in 2011, and has maintained the No. 1 ranking every year since 2008. A building whose performance is among the nation’s top 25 percent (equal to an energy performance rating of 75 or greater on a 1 to 100 scale) and that maintains a healthy indoor environment can qualify as an Energy Star building, according to the 2011 Licensed Professional’s Guide to the Energy Star Label for Commercial Buildings, released by the EPA in November 2011. The application process for
the Energy Star Label is free, however the eligible facility must have a professional engineer verify the property’s inputs into the Energy Star Portfolio Manager program and assure that the building is in fact maintaining a healthy indoor environment. Upon application approval, the property is awarded an Energy Star decal to display publicly at their building, with an option for an Energy Star plaque. Kilowatt Krackdown The Green Buildings Committee of the Building Owners and Managers Association (BOMA) of Greater Phoenix has implemented a program to increase awareness and participation in Energy Star. The “Kilowatt Krackdown” program encourages buildings to confidentially share their Energy Star with the Green Buildings Committee for the purposes of analyzing improvements in energy usage in the Phoenix area. Each year, awards are distributed for properties exhibiting characteristics such as most improved Energy Star rating, as well as the highest Energy Star rating for their facility type.
The Committee also provides low-cost educational workshops sponsored by SRP and APS on how to properly set up a building on Energy Star. Just recently, the committee has worked with SRP and APS on the implementation of an Energy Star automated benchmarking system to streamline the data entry for properties seeking to participate. Commitment to Energy Star The steady improvement in the Phoenix area’s ranking of the Top Cities with the Most Energy Star Certified Buildings reflects the city’s commitment to reducing energy usage and the carbon footprint. According to the report, the energy performance of the 21.4 million square feet of labeled space in Phoenix equates to an annual cost savings of $20.6 million, and emission prevention equal to 3,200 homes’ annual electric use. Across the nation, the nearly 16,500 Energy Star certified buildings have helped save nearly $2.3 billion in annual utility bills and prevented greenhouse gas emissions equal to emissions from
the annual energy use of more than 1.5 million homes. The Energy Star Portfolio Manager Program is a tool designed to help benchmark, track and analyze a facility’s energy and water usage. The Portfolio Manager Program provides comparisons to historical usage and average data for similar facility types. The program provides the capability to generate both standard reports for the purposes of analysis and custom reports, depending on the goal of the facility. As more Phoenix facilities become aware of the proper utilization of the program, hopefully the Phoenix Area can crack the top 10 in 2012. Chris Munn is a LEED-AP O&M, and Director of National Operations for Chelsea Group, Ltd. For more information regarding the Energy Star programs available through BOMA Greater Phoenix, please contact Chris Munn, at 480.963.1474 or cmunn@chelsea-grp.com.
ARIZONA FACILITIES | Summer 2012 13 23
Design
Building Evolution Biomimicry Shapes the Nature of Buildings By Joe Zazzera
W
hen you think of nature as it applies to building design, operation and maintenance, you probably think about the garden atrium in the building, the staged greenery throughout the lobbies or perhaps the greenery planted in common areas. However, there is a new “nature” within a building. The concept is termed biomimicry, which literally means to mimic life. In 1997, biologist and science writer Janine Benyus coined the term when she wrote the book Biomimicry – Innovation Inspired by Nature. Biomimicry has since become a design discipline that investigates how the natural environment operates, and more specifically, how living organisms create and solve design challenges. Design solutions adapted through the use of biomimicry are intended to foster a more sustainable human experience and existence. Major architectural design firms, in building and city design, are actively using this new discipline. Through a process of reconnecting with nature and researching living organisms, the design teams, together with biologists, are looking at how natural systems operate and are referencing nature as a means to inform their building design. How do living organisms capture, store and process water, sunlight and waste? How
14 Summer 2012 | ARIZONA FACILITIES
does nature cool, shade and recycle nutrients? In addition to some of the more basic building functions, other designers are looking at 3D printing and nanotechnology as a means to advance building material design and construction. The observations of lessons in nature are having a profound impact and are challenging the way things have been done since the industrial revolution. Applied biomimicry can be utilized in three ways: • Form: Such as mimicking dragonfly wings to create lightweight structures • Processes: Such as mimicking photo synthesis to capture solar energy • System: Such as building wall systems that mimic the homeostasis in organisms which allows them to regulate their internal conditions such as temperature. For the Birds Millions of birds are killed each year by flying into the reflective glass of office buildings and homes. The reflections of trees, landscape and the sky can make it appear as if the glass is not there. Green building has increased the need for additional glass for interior day lighting creation. The result is an increased
frequency of bird deaths each year. The Arnold Glas Company, through the use of biomimicry, looked to spider webs and their ability to avoid destruction by bird flight. Spider webs include a reflective component in the UV range that deters birds from flying into their webs, yet their reflective light attracts insects such as moths. This UV component increases the spiders foraging success and avoids destruction at the same time. Arnold Glas has created a product called ORNILUX that integrates this UV reflective pattern into its glass. This has resulted in 76 percent fewer bird collisions in field-testing. From Pounding Waves to Formaldehyde-Free Indoor Air Construction-materials technology requires continual improvement focus in the built environment. Of particular concern is improvement of indoor air quality and volatile organic compound reduction and removal. Although VOC’s are best never having made it into the indoor environment, they have been a major contributor to poor indoor air quality and sick building syndrome. Colombia Forest Products has looked to biomimicry in solving the issue of carcinogenic, formaldehydebased glue in its plywood products. They asked, “How does nature adhere?” The blue mussel mollusk creates a
Cement from Fumes Concrete is the most used building material in the world. At a cost of $37 billion per year, about 10 billion tons are produced annually. The creation of Portland cement emits 1 pound of CO2 for every ton of cement produced.
Obviously, cement production comes at an environmental cost. Brent Constantz is a bio mineralization expert from Stanford University. Constantz used biomimicry to observe the construction of the coral reefs and as an application technology for concrete production. He found that CO2 gas and ocean water have a natural reaction, which creates calcification. This rapid mineralization uses CO2 as a raw material that creates the coral structures. By using waste gas from a local power plant and dissolving it in water, Constantz and his company Calera are using CO2 as a feedstock for concrete production. In addition to sequestering carbon within the concrete they are producing, they are helping to reduce the carbon footprint from Portland cement production.
us, from the coral in the ocean to the ecosystem services provided by trees, algae and earthworms. Living organisms operate under a sustainable set of operating conditions, which have been evolving during the last 3.8 billion years. By looking to nature and mimicking designs that fall within these life principles, we have the opportunity to create from a knowledge bank of the best research lab ever – nature. Knowledge about the built environment is changing rapidly. What better teacher do we have than organism models, which have learned to survive on this planet across billions of years? Joe Zazzera, biomimicry specialist, LEED AP ID+C and green roof professional, is president of Arizona-based Plant Solutions, Inc. He can be reached at 480.585.8501 ext. 203 or Joe@plantsolutions.com.
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unique amino acid, which formulates a strong thread, connecting it to rocks in the ocean. By remaining attached to the rocks, mussels withstand the pounding waves of the surf. The mussel glue is created at ambient temperatures, under ambient pressures and in a wet environment. Looking to nature, researchers were able to mimic the mussel recipe, creating a soy-based and formaldehyde-free adhesive now used in its products. PureBond® is a soy-based, formaldehyde-free technology used in the construction of hardwood, plywood products. This same amino acid process is now being looked at as a medical implant coating.
SRP Offers Solutions for Building Owners to Invest in Energy Efficiency By Becky Blackburn and Patty Garcia-Likens
16 Summer 2012 | ARIZONA FACILITIES
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anks are perceived as having deep pockets because money is their business. In reality, they want to save just like the rest of us. That’s why National Bank of Arizona (NB|AZ) initiated a five-year improvement plan to implement energy-efficiency measures into its Phoenix headquarters and 72 branches across the state. As bank officials researched ways to cut their energy costs, they looked to their local utility, Salt River Project (SRP), for ways to implement their plan efficiently and at the lowest cost possible. What they discovered was SRP Business Solutions, which offers commercial customers a portfolio of rebate programs and provides a wide range of energyefficiency opportunities, including rebates for technical assistance and equipment installation. “We looked at what we could do, what kind of rebates SRP was offering and we rolled all that information into our plan to see what kind of ROI (return on investment) we would get,” said Dennis Calik, senior vice president of corporate properties for NB|AZ. “The more we investigated, the more excited we got.” Big Energy Hogs First to Get Upgrades In total, NB|AZ has more than 635,000 square feet of office space in Arizona that needs lighting and air conditioning. Armed with a plan, rebate information and an ROI that looked great, Calik began identifying which NB|AZ facilities to update first. “We looked at our big energy hogs and started there,” he said. The NB|AZ headquarters, made up of three buildings in the Biltmore area, is the bank’s largest facility and biggest energy user. “Lighting upgrades and occupancy sensors were a big part of our program,” Calik said. “We were trying to do those two projects together and save a little money. So while the electricians were there to change out lights, we had them install the sensors at the same time.” Using new lighting technology, the bank was able to take many of its four-
bulb fixtures down to two. “Now we have more lumens and fewer watts, and we’ve already seen some significant savings there,” said Calik of the bank’s new T8 lighting upgrade. As summer temperatures in the Valley soared, keeping the NB|AZ headquarter’s buildings cool became a real challenge. The older chiller technology had to work harder and longer. “We installed a new 250-ton chiller because it was getting to the point where the old one just couldn’t keep up anymore,” Calik said. “The building was built back in 1987, so we were dealing with 1987 technology. It was one of those pay-now-or-pay-later situations.” The bank went from operating two 250-ton chillers 24/7 to running one new chiller about 60 percent of the time. Direct digital controls were also added to better manage and control the chillers’ operations. “Now that we’ve got the new system up and running, we don’t even turn our backup (unit) on except to test it and to keep the oil and everything operating properly,” Calik said. “On the hottest days, our new, efficient system runs at about 75 to 80 percent, which has been a significant reduction in expense for us.” With the digital controllers, the NB|AZ engineer can use a computer to see how much air is being pushed to specific locations in the building. “The new direct digital controls provide more control over the air-handler unit than the old pneumatic systems ever did,” he explained. To reduce the cooling costs even more,
NB|AZ installed a heat-reflective film on its windows and glass ceilings. That alone is saving more than 177,970 kilowatthours (kWh) a year, the amount of energy used by 12 homes per year. Along with securing the rebates offered for energy-efficiency investments, NB|AZ also received a rebate for photovoltaic solar panels installed on its parking structures through the SRP Commercial Solar Incentives Program. The panels produce approximately 320,000 kWh a year, enough electricity to power 22 homes per year. In addition, NB|AZ teamed up with the City of Phoenix, Solar City, SRP and Arizona Public Service to offer financing to residents of Phoenix who wished to install solar on their homes. The program was launched in 2009 and has had nearly 500 residents participate. Adding Up the Savings The bank is now focusing on its branch offices, each of which will receive new lighting and occupancy sensors. Many have older, inefficient HVAC systems that will be replaced as well. “We’re putting energy-management systems into even our smallest branches so that we can set individual systems to turn on and off at predetermined times to control consumption and save money,” Calik explained. SRP Business Solutions, which was developed to help commercial customers better manage energy usage, increase energy efficiency and employ the latest continued on page 18
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continued from page 17 technologies, has programs that can work for small or large businesses with varying needs. “The best thing about our rebate programs is how many options there are,” said Bill Carroll, SRP account manager. “Customers can start small by replacing a few lighting fixtures, and make more improvements over time.” The Standard Business Solutions program provides rebates for the purchase and installation of qualifying high-efficiency equipment used in lighting, HVAC, compressed-air and refrigeration systems. The rebates are based on equipment sizing and the level of efficiency. In addition, the Custom Business Solutions program is more flexible and allows customers to suggest projects that are unique to their facilities and operations. If a project’s energy savings are measurable, chances are it qualifies for a rebate. SRP rebate programs are operated on a first-come, first-served basis until all funding has been committed. Customers are eligible for as much as $300,000 in rebates per program year. So far, the bank has received rebates from SRP for installing a new chiller, lighting, occupancy sensors, direct digital controls and window film through the Standard and Custom programs. At its headquarters alone, NB|AZ has saved more than 34,000 kWh by installing occupancy sensors and nearly 210,000 kWh by updating its lighting. “The process is very easy. You fill out an application, then SRP tells you if a project qualifies for a rebate,” said Calik. “You also get an estimated rebate amount. The project gets done, SRP verifies it was completed, and ‘boom,’ you get a rebate check. It really works slick.” Becky Blackburn does corporate communications at SRP. Patty GarciaLikens is a spokesperson for SRP. More information about SRP Business Solutions and other rebate programs at www.savewithsrpbiz.com. 18 Summer 2012 | ARIZONA FACILITIES
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Doing His Part
to Save the
Earth
Q & A with Kip Linse, CCIM/CPM/RPA
A
s the executive director of Real Estate Services and Corporate Services for the USAA Phoenix Campus, Kip Linse is responsible for the management of more than 650,000 square feet of office space. Through his management, expertise and commitment to sustainability, the USAA Phoenix Campus is LEED Certified and Energy Star Labeled. As an environmental steward, Linse has
personally committed to doing his part to save the earth. “Ten years ago I may have said ‘green’ or ‘sustainability’ once a year. Today, it has become such an integral part of our operational mindset that I use the terms multiple times a day,” Linse said. “Moreover, USAA is committed to conduct business as responsible stewards of our natural resources. Everyone on our team is passionate about operating in a sustainable manner because it makes a difference to the environment within our campus and the impact we have in our community.” Read more about the USAA Phoenix Campus and the sustainable features managed by Linse in the following Q&A conducted by Arizona Facilities Magazine. Q: How long have you been working for USAA? A: I’ve been working at USAA for more than 11 years. I began working in our Virginia office in 2001 and relocated to our Phoenix campus in 2003.
2012 | ARIZONA FACILITIES Summer 2012 | ARIZONA FACILITIES 20 March/April
Q: What are your job responsibilities with USAA? A: I am responsible for the comprehensive delivery of real estate services at our campuses in Phoenix, Colorado Springs and Tampa. This includes traditional facilities/property management services, fleet and logistical management and liaison support for our onsite food service programs. Q: What goes into managing 650,000 square feet of office space? A: I am fortunate to have a great team of professionals working alongside me, and we are dedicated to providing a safe, reliable and productive workplace that significantly contributes to USAA’s mission. We achieve this objective by providing proactive, effective and innovative solutions that support our employees and both the day-to-day and long-term management of the campus. Q: What do you love about your job? A: I enjoy having an impact on how our employees serve our members, America’s military families. If my team and I do our jobs well, it enables our employees to be laser focused on providing the best
products and services to our members. We have an opportunity to do this every day, and it feels good to know we are contributing to a healthy, meaningful workplace. Q: How did you get to the position you are currently in? A: I started my career in real estate working for the property management division of the University of Pittsburgh when I was a student there. We were responsible for the operation of several key real estate assets, and this served as the foundation for my interest in real estate. After I graduated, I managed a portfolio for Trammell Crow Company in Washington, DC before coming to work for USAA. USAA has provided me with the tools and resources needed to continue my growth both professionally and personally. Q: Tell me about your building? What features make your building sustainable? A: Our campus is located near Interstate 17 and Happy Valley Road in north Phoenix. The campus is innovatively designed with a palette of natural Arizona sandstone and copper panels contrasted with clear glass, creating unique building images that integrate with the land to promote a sustainable environment that delivers long-term value by providing a highly productive
work environment. Sustainable building features include building orientation on an east/west spine to maximize sunlight while reducing solar gain, exterior horizontal and vertical solar shading devices that reduce solar loading, daylight harvesting, optimized HVAC systems, 100 percent compliance with native tree and succulent salvage program, landscaping that exceeds local zoning codes for open space, a fully integrated energy management controls system, lighting motion sensors, low-flow plumbing fixtures, and utilization of flat plate technology. In addition to these features, the campus incorporates a green cleaning program, an integrated pest management program, interior living plant wall, energy efficient lighting solutions, a robust recycling campaign and a Styrofoam-free food service program. The campus has distinguished itself as one of the nation’s more environmentally-progressive facilities by achieving the U.S. Green Building Council’s LEED Existing Building Operations & Maintenance Platinum Certification in 2011 as well as a LEED New Construction Certification in 2005. A single axis tracking photovoltaic solar energy system was recently commissioned on the top level of our parking garage and is estimated
to offset 10 percent of the electrical consumption at the campus while also providing additional shaded parking for employees. In addition to onsite solar generation, we are an active participant in our local utility provider’s renewable energy program by allocating approximately 25 percent of our power generation from renewable resources. We’ve also reduced source 1 and source 2 carbon footprint emissions by more than 35 percent from 2010 and 2011. Q: What did you have to do to become LEED Platinum Certified and to receive an Energy Star Rating? A: As a certified LEED New Construction campus, sustainability has been a part of our DNA, and pursuing a LEED Existing Building Operations & Maintenance Certification was a logical next step to take. We knew our operational practices achieved very successful outcomes related to environmental excellence, and achieving a Platinum Certification was an excellent confirmation of our focus. We worked closely with our consultant, onsite engineering team, housekeeping team and support vendors to track our current processes, identify improvement opportunities, and implement effective adjustments. continued on page 22
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continued from page 21 Our Energy Star rating is currently a 98 out of a possible 100, and our achievement of such a high rating can be directly attributed to our innovative management of building systems and proactive approaches to lighting and equipment operation. Q: What are you doing now to maintain the certification? A: As most of our existing operational practices were already closely aligned with LEED standards, we’ve been able to sustain those standards effectively. In addition, after going through the LEED certification process, our collective team has benefited from an overall awareness of ongoing compliance activities. This has helped to foster a sense of ownership by all of our teams, which translates into high levels of engagement. Q: Why are you committed to sustainability? A: Ten years ago I may have said “green” or “sustainability” once a year. Today, it has become such an integral part of our operational mindset that I use the terms multiple times a day. Moreover, USAA is committed to conduct business as responsible stewards of our natural resources. Everyone on our team is passionate about operating in a sustainable manner because it makes a difference to the environment within our campus and the impact we have in our community. It’s also rewarding to be in a position to continuously learn and improve our sustainability knowledge. Q: Why are the owners of the buildings committed to sustainability? A: At USAA, we are committed to conduct business as responsible stewards of our natural resources. This means caring for the environment because it’s the right thing to do. Through simple, responsible behavior shifts, we will work together to expand USAA’s environmental stewardship.
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Q: What else has the building been recognized for? A: We are fortunate to have been recognized by our peers and industry experts for environmental and operational excellence. Most recently, we were the first place winner in the Bank/Financial Institution Category of the EPA’s 2011 Battle of the Buildings National Building Competition to reduce energy use. We are also a two-time winner in the
facilities larger than 500,000 square feet category of BOMA Phoenix’s Kilowatt Krackdown competition which measures Energy Star ratings and overall energy reduction. We won two Environmental Excellence awards from the Valley Forward Association for Site Development and Landscape and Buildings and Structures. In addition, the campus won the 2007 BOMA International TOBY award in the corporate facility category.
Retrofitting Facility Windows Cost Effective and Environmentally Sustainable Solutions By Kathryn Giblin Windows and the Facility Manager
W
indows represent a major investment in budget and time for facility managers. Windows carry a high cost, contribute to a facility’s energy consumption and require regular maintenance. Plus, the duality of windows is hard to manage. Windows can inspire productivity and a sense of well-being by allowing the benefits of natural daylighting and providing views, while at the same time causing heat gain, uncomfortable hot spots and bothersome glare. In fact, the US Department of Energy estimates that 33 percent of a building’s cooling bill is a result of solar heat gain and conduction through windows. In addition, fenestration improvement projects are often expensive, time consuming and disruptive to building occupants. For the facility manager looking to update their windows, solar control window films present a smart retrofit option with many diverse, economical and environmentally sustainable benefits. Energy Savings: Solar control window films can reject up to 79 percent of solar energy, helping buildings consume up to 30 percent less energy for cooling. This reduces the need for air conditioning, while moderating peak usage and allowing the cooling system to operate more efficiently. Reduced Carbon Footprint: Architectural solar control window films can reduce GHG emissions by 10 to 40 percent in commercial buildings, helping to significantly improve sustainability. With CO2 emissions from buildings projected to grow faster than any other sector in the next 25 years, facility managers should be aware that window films can save 1,001 times more GHG
emissions from entering the atmosphere in just one year, than is used and/or created during its manufacturing. LEED Benefits: Solar Control window films can help buildings achieve points toward LEED Certification in categories including energy efficiency, light pollution reduction, glare control, daylighting and thermal comfort improvement. As LEED certifications for existing buildings surpass LEED certifications for new construction, improving energy performance to achieve an Energy Star rating of at least 69 (75 proposed for LEED 2012) is essential. Installing window film can help companies achieve this initial rating, especially on building envelope improvements, which are some of the most complex and costly energy conservation opportunities to implement. Systematic Benefits: According to the Pew Center on Global Climate Change, improving window performance will reduce the load on the HVAC system, and in many cases, allow buildings to downsize their HVAC equipment. Another benefit comes from harnessing natural daylight. Unlike other window treatments, window film does not block out all visible light, so offices, homes and other buildings are able to reduce electric lighting by relying on daylighting. In these ways, window film creates synergistic energy efficiency improvements. Consider your Cost In addition to the environmental benefits of a retrofit window improvement product, facility managers need to consider cost savings. Will the product reduce operating costs associated with utilities like electricity, heating and
cooling? Is the product cost prohibitive to the facility? Even the most sustainable products will be useless to all if costs are too high. One of the U.S. Department of Energy’s laboratories, Lawrence Berkeley National Laboratory (LBNL), confirms that window film is the most cost-effective way to upgrade a building’s windows. On average, professionally installed window film costs $6 to $14 per square foot – considerably less than replacement glass. LBNL found that window film tops the ROI list when competing with window replacements, blinds, awnings, shade trees and reflective roofs. The Comprehensive, Carbon Smart and Cost Effective Choice By combining window film with other energy-saving improvements, facility mangers can achieve even greater energy efficiency and sustainability. An energy improvement plan that includes window film will often require smaller HVAC capacity than a plan without window film. Likewise, lighting requirements may be altered with or compensated for more natural daylighting. For the facility manager and building sustainability officer looking for a window improvement product that offers the greatest return on their investment, window film also offers additional benefits, including increased comfort, reduced glare, protection from UV damage and fading, enhancement of safety and security and an improvement in aesthetics. Installing window film can boost energy savings and reduce the overall payback period across multiple technologies, and all at a fraction of the cost of installing new windows. Kathryn Giblin is the director of global marketing and technical services for Solar Gard. ARIZONA FACILITIES | Summer 2012 23
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WINDOWS
Green
Data Centers By Luke Denmon
How a Single Strategy Saves Money and the Planet at the Same Time
24 Summer 2012 | ARIZONA FACILITIES
million annually by running a 10mW data center at temperatures that were at times more than 20 degrees warmer than industry standards dictated. The idea that a data center didn’t need to be chilly on the raised floor was novel to say the least, but slowly other data center giants revealed similar findings. Shortly after the Intel paper was published, Google announced that they had a data center in Belgium that ran without continued on page 26
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9040 W. laRKsPUR DRIVe | PeoRIa, az ±27,930 sf
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8060 s. KyReNe RoaD | teMPe, az ±46,626 sf
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The Data Center Just a few years ago, the world of the data center was an expensive necessity that executives trusted to information technology professionals whose focus was on redundancy, resiliency and latency. It was a world humming with virtually unlimited budgets that expanded each year as long as the emails kept flowing and operations kept running. Businesses were too focused on the opportunities of a white hot economy to worry about cost containment, or economic efficiency, so their data centers continued to swallow up money like corporate black holes. As businesses began to tighten their belts, enterprise computing was turning a corner of its own. IT companies like Intel and VMware had become even better at taking IT assets that sat in a silo waiting for hours to be called upon, and using a process dubbed virtualization put those same assets to work as much as 80 or 90 percent of their lifecycle. That meant that the rows and rows of email exchange servers that were normally dormant every evening could shift gears and perform data replication functions for disaster recovery during the middle of the night and return to a normally functioning exchange server by the time employees returned to work in the morning. This
perfect storm of computing efficiency and budgetary constraints has created a relentless compulsion to wring every possible efficiency from the data center floor while maintaining, and even increasing, the facility’s performance. In desperation, the traditionally riskaverse world of data center operators adopted techniques pioneered by the brave few on the front edge of innovation. In 2008, Intel’s Don Atwood and John Minor published a proof of concept that explained they could save nearly $3
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ake a moment to think about modern life. You read your email, download your favorite songs, tell the world where you are and what you like, peek in on your bank balance, take a picture, send a picture and look at someone else’s pictures, and all that happens on our phone. The world has gone digital, and it is never going back. The conveniences of life in the Western World are so common that most rarely stop to think about how all of this great stuff ends up in a pocket or purse. Somewhere along the way, everything you have come to expect from the digital age finds its way back to a spinning hard drive nestled among hundreds (or thousands) of others just like it. Most of the time those hard drives live in servers that are stacked by the dozen in a big, plainlooking building called a data center.
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For property valuation, quarterly market updates or real estate needs contact: Brokerage Team
steVe sayRe Senior Director (602) 229-5928 steve.sayre@cushwake.com
Pat HaRlaN MCR Senior Director (602) 229-5912 pat.harlan@cushwake.com
Kyle Westfall Senior Associate (602) 229-5859 kyle.westfall@cushwake.com
Property Management Team
MaRK steVeNs Director - City Leader (602) 229-5846 mark.stevens@cushwake.com
2555 East Camelback Road | Suite 300 Phoenix, Arizona 85016 | (602) 253.7900
PattI faRINa Senior Portfolio Manager (602) 229-5927 patti.farina@cushwake.com
cushmanwakefield.com
continued on page 26
ARIZONA FACILITIES | Summer 2012 25 23
continued from page 25 chillers on the cooling towers. Think of that as removing the HVAC unit on your roof and using your swamp cooler all year long. Then Yahoo released the news that they’d modeled their data center in upstate New York after designs most commonly found in chicken coops. The engineering was such that the ambient temperatures and natural airflow were enough to keep the servers from melting. So, instead of using giant HVAC units that consumed tons of power, the inherent design of the building was such that it naturally kept the technical area cool enough for normal IT operations. This technique, called free-cooling, meant that the days of spending 70 percent of the data center’s budget on buying and running jumbo air conditioners were over. These innovations couldn’t have come at a better time. Just as the mammoth enterprises began to look at efficient designs as a means of saving money, the rest of the world began to scrutinize the collective energy consumption of
the data center industry. Some expert estimates have attributed as much as 2 percent of the total energy consumption in the United States to data centers, which places them in the same consumption class as industrial metal smelters and fabrication plants. A Solution in Green Going as green as possible was the solution to both the economic and environmental challenges posed by a growing data center industry. Enter data center trade groups focused on efficient operations such as the Green Grid, ASHRAE, AFCOME, BICSI whose conferences focus almost entirely on ways building engineers can run a data center more efficiently. Tips include everything from raising the intake temperature on the return side of the CRAC units to using smart technology to monitor human presence in a room. Even the EPA has gotten into the game with its Energy Star program, which recommends several ways a data center can save energy and money. Their suggestions
include upgrading and consolidating the technology and improving the air flow inside the data center. The results of the push toward a greener data center landscape are everywhere as the industry follows the trail blazed by the teams at Intel, Google and others. You’ll hear about people chasing the elusive 1.0 PUE, a metric that adds a multiple to the IT power load for every incremental increase in power consumption required to run the building’s infrastructure. Terms like free cooling are now tossed around in design meetings because everyone from the director of IT operations to the CFO are motivated to pursue the environmental and economic benefits of a green data center. Luke Denmon,is a member of CBRE’s Critical Environment Practice, which provides transaction services, project management and facilities management for data centers and mission critical facilities. Contact him at 602.735.5279.
Environmental Awareness is Not an Option Compass Cleaning Solutions Delivers: • Microfiber technologies to reduce water consumption • Organic cleaning products to eliminate injury to workers and potential damage to the environment • All products purchased in concentrated form to reduce packaging costs and generate less waste • Proper use and application of the products to give you the greatest results • The newest advances in equipment to reduce VOC’s and waste
Service Is More Than Responding To Problems Compass Cleaning Solutions Ensures: • 24/7 Service Hot-line • Customer Care agents who call you regularly • Quick Response email reaching our staff in seconds, not hours or days • On site regular Operations inspections compared against the highest cleaning standards possible
26 Summer 2012 | ARIZONA FACILITIES
Phoenix: Tucson: Flagstaff: Toll Free:
602-606-7900 520-301-2114 928-714-7011 877-221-1213
It’s time to throw a retirement party for your old HVAC equipment. Your cooling costs can easily represent the largest portion of your summer electric bills, so efficiency is key. With SRP rebates for new air-conditioning units and programmable thermostats, you can pocket some energy savings and say goodbye to costly repairs. To learn more about our many rebates or find an SRP Alliance Contractor to get you started, visit savewithsrpbiz.com or call (602) 236-3054.
FI NANCI N G N OW AVAILABLE! National Bank of Arizona is offering qualifying SRP business customers financing for energysaving projects, subject to credit approval. ARIZONA FACILITIES | May/June 2012 27 23
SOlar
Solar Lighting Communicates as it Illuminates By Matt Ellenberger
S
ince the invention of the first solar cell and electric lamp, both more than 100 years ago, solar lighting technology has evolved from a niche product to mainstream acceptance for commercial lighting applications. Historically, solar lighting has been applied to projects with lower light levels or remote locations where electricity wasn’t available. Times have changed, and now facility managers are considering solar lighting as a viable option to meet their needs for both economic reasons, as well as, the renewable and sustainable message it
28 Summer 2012 | ARIZONA FACILITIES
sends. Owners of commercial properties are also taking a multifaceted approach and upgrading their facilities with a mix of both solar LED and grid-tied LED technology. In recent years the cost of photovoltaic panels has been consistently decreasing, thus creating cost parity with on-grid lighting. This is especially evident when the total cost for underground trenching and the utility cost to bring power to the site is calculated. Additionally, LED technology is being installed on all types of commercial lighting applications due to its increased
efficiency and extremely long product life. In addition to the economic reasons, the social argument may be just as strong. Solar panels large and small are popping up everywhere, which has shifted society from acceptance of solar to an expectation of sustainable energy sourcing. This change in social philosophy is now making solar lighting for commercial applications not just a trendy option, but rather a solid contender. Set social and economic reasons aside and consider the business case for solar. Companies today expend a lot of energy and dollars over-communicating how green their products are. This is clearly visible with product packaging, advertising, direct mail and press releases. Solar lighting achieves a level of communication that traditional marketing tools can’t because it expresses sustainability through actions, not words. When someone drives by a parking lot, street, pathway or sign with solar lighting, they know that the company
One hour of maximum, or 100 percent sunshine received by a solar panel, equals one equivalent full sun hour. Even though the sun may be above the horizon for 14 hours a day, this may only result in six hours of equivalent full sun due to the angle of the sun and the amount of sunlight lost through the atmosphere. Evaluate the lighting system based on the lowest sun hours available to ensure it performs as expected is critical. The last component involved in creating a successful project is spending some time defining how lights will be controlled. Unlike previous light sources, LED’s allow for more flexibility. In addition to on/ off schedules, lights can be dimmed for certain periods when a facility isn’t expected to be used. Motion sensors are also available that allow lights to be turned on or off (or dim high to low) when a person is present. All of these issues will affect the sizing of the solar panels, batteries, light fixtures and poles needed. Investing the time to understand
specific needs, the standards that apply and local ordinances could dramatically affect system design and associated costs. Furthermore, contacting a consultant or experienced solar lighting manufacturer to help design a project will go a long way to creating a system that meets expectations. Matt Ellenberger, director of customer relations and marketing for SOL Inc., is responsible for the development and introduction of new solar lighting systems for SOL, a manufacturer of commercial and industrial grade solar lighting systems. He can be reached at 800.959.1329 or Matt.ellenberger@solarlighting.com
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or municipality is making a conscious decision to implement sustainable lighting on its properties. Consumers are paying attention and are shifting their buying patterns. At a time when companies are spending millions of dollars on green marketing, it might be a better investment to spend a portion of the marketing budget on long-term communication tools like solar. Some technical issues need to be considered when looking at options, but it really boils down to three factors: How much light is needed? When is it needed? And how much energy can be collected? While lighting standards have been around for many years, the onset of LED’s as a technology is causing the industry to rethink requirements. More effective lighting distributions, enhanced control options through dimming and a dramatic reduction in spill and glare from LED light fixtures will prove to be good news for the marketplace. The potential volume of solar energy is measured in “equivalent sun hours.”
Mission Statement: To actively and responsibly represent and promote the interests of the commercial real estate industry through effective leadership and advocacy through the collection analysis and dissemination of information, and through professional development. President’s Message - Gay Jarvis BOMA Tucson held its first annual Texas Holdem Poker Tournament in May. It was a fun evening and a chance to let our hair down a little and get to know each other outside of business hours. There were lots of prizes and plenty of excitement as our last two players went head to head for winner take all. I’m certainly looking forward to next year’s event. The BOMA National Convention will be in June. Jeanie Merideth, BAE, Dana Elcess, president elect and myself, along with several other Tucson members, are headed to Seattle. We are looking forward to taking in some sights, learning what’s happening in other BOMA locals, and taking part in discussions and meetings that shape the direction of BOMA International.
Tucson is presenting a BOMI RPA designation class in September. Watch the website for details on when, where and price. Membership Benefits: Membership in BOMA Greater Tucson is all opportunity to learn, to grow and to effect positive change in the building ownership and commercial property management industry. BOMA Greater Tucson links real estate professionals to the information, networking and education they need to succeed. Here are a few of the benefits members enjoy: • Be Part of a Powerful Team • Build Important Relationships • Boost Your Knowledge and Skills • Stay Up to Date on the Industry • Enjoy Exclusive Networking Opportunities • Access a Worldwide Industry Network • Advance Your Career and Hire the Right People • BOMA Membership Saves You Money
2012 Officers Gay Jarvis, President Dana Elcess, President-Elect Andrea Krug, Treasurer Mona Deane, Past President 2012 Meeting Schedule: July 31: Tucson Regional Transportation Authority Aug. 28: Speed Networking Oct. 26: Annual Golf Tournament at Arizona National All events will be held at the Sheraton Tucson Hotel, 5151 E. Grant Road, Tucson, unless otherwise specified. Visit our website for more details on any event. www.bomagt.org
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