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IN THIS ISSUE: New Energy Codes Help Save Money


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4 I UTAH BUILDINGS FALL 2010


JULY 2011

DEPARTMENTS

24 28 30 32 34 38 39 40 42 43 44

Lighting Controls New energy codes help owners save money

Irrigation Water smart solutions

Roofing Improve tenant satisfaction with a patio roof

Building Envelope Improving energy efficiency of exterior walls

Real Estate Law Asset protection, estate planning strategies

Pest Control Rid your building of unwanted bats

Electrical Safeguard personnel from arc flash injury

Multi-Family New law affects insurance requirements

Building Design BIM improves accuracy, efficiency

Energy Savings Save money with rebate programs

Restaurant Facilities

Briefly Weber State University building earns LEED

Pervious Concrete

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FEATURES

8 18

Career Development

20

Transit-Oriented Development

Inside BYU’s FPM Program

Property Manager Shelli Menegos, BOMA Utah Executive Director

Community built for transit

On the cover: Students in the Facility and Management Program at BYU. Photo by Dana Sohm.

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PUBLISHER’S LETTER In this issue of Utah Facilities, our managing editor, Kelly Lux, visited BYU’s FPM Program (Facility and Property Management). The program is one of only a handful nationwide that teaches students to manage and operate buildings. The program’s goal is to create leaders in the facility management industry. Building owners and investors need qualified, well-trained facility managers who can work at senior levels to manage the real estate portfolio and facilities. Well-trained employees are vital to a building’s long-term value. Studies show that the construction cost of an average office building is only about a quarter of the total life cycle cost. That means the bulk of a facilities’ costs occur after a building is built, and therefore, the maintenance and improvement decisions greatly impact the cost of building ownership. Knowledgeable facility and property managers impact the organization from top to bottom. Well-managed staff build stronger teams of employees, leading to better financial performance.

CONTACT Publisher Travis Barrington travis@jengomedia.com

Managing Editor Kelly Lux kelly@jengomedia.com

Advertising Brian Andersen brian@jengomedia.com

Art Director But you don’t need to attend an undergraduate program to stay on the cutting edge of facilities management. Industry associations such as BOMA and IREM are an excellent source for educational opportunities. Like maintaining your building systems, training is an ongoing process and skills need to be continually updated to avoid becoming obsolete.

Doug Conboy

Contributing Photographer Dana Sohm

Contributing Writers Ty Cherry Jennifer Decker Daniel Kennedy Todd Laker Jay McGregor

Eric Pauly Darrin Sanders Rick Stock Ed Tallerico David L. Wolff

Utah Facilities Publisher Utah Facilities

Utah Facilities is a proud partner of:

Copyright 2011 Utah Facilities Magazine. Utah Facilities is a Trademark owned by Jengo Media.

6 I UTAH FACILITIES JULY 2011

PO Box 970281 Orem, Utah 84097 Office: 801.224.5500 Fax: 801.407.1602 JengoMedia.com The publisher is not responsible for the accuracy of the articles in Utah 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.


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Photo by Dana Sohm

D

espite the struggling economy, qualified and competent facility managers are in high demand in the commercial real estate industry. With many professional property managers at retirement age, owners and investors are looking for new managers who can lead, communicate and coordinate on a professional, forward-thinking level. In response, Brigham Young University is preparing its students, through the Facility and Property Management Program, to step into these vacant positions, located in Utah and throughout the country, without missing a beat. continued on page 10

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continued from page 9 “We feel that through the economic downturn, investors and financial institutions are looking for people to manage their properties who have those real estate credentials and accreditation. They are not just giving these jobs out to anyone,” said Duncan Lambert, director of operations at Coldwell Banker Commercial NRT. “With the programs we see developing at the colleges, especially at BYU, students are being taught the essentials of property management, facility management and construction management.”

10 I UTAH FACILITIES JULY 2011

Communication is the encompassing concept taught to students in the FPM program. By the end of the program, students know how to manage people who manage buildings, said Dr. Jeffrey Campbell, FPM department chair. Graduates understand how to be leaders in the industry and leave the university with a complete comprehension of commercial real estate and the ability to apply learned skills in real life, he said. “Students can dive into the industry right a w a y and be eff ective right away,” said Campbell, who, after 25 years in facilities and property management, headed up the FPM program at BYU in 1996. “We teach our students to be leaders in the industry and

how to bring the aspects of working and communicating together.” As part of the Ira A. Fulton College at BYU, the FPM program has evolved throughout the years. Campbell has molded the degree into an applicable program that teaches students the

various aspects of facility and property management. “The quality of the program has improved every year, growing into what it is today,” said Campbell. The program boasts a nearly 100 percent job placement for its students — even in a down economy. Preparing students to be part of the


administrative/supervisory team in the world of facilities and property management, the FPM program teaches leadership, financial and technical knowledge in managing all types of real estate, facilities and properties, said Beverly Harmon, School of Technology adviser and Fulton College of Engineering and Technology internship coordinator. Students learn about space planning and programming, construction project management, building systems and infrastructure, operations and

maintenance, energy management, safety, security and disaster recovery, among other things. “We saw a real need to provide scholars with skills that would allow them to understand the business side of real estate and facilities and the technical side. We found a niche,” Campbell said. “We teach development and finance and all those different areas that really help the students come out well rounded.” The well-rounded aspect of the program was what enticed Tyrel Williams to enroll. “The program felt like a perfect fit for what I wanted to learn, and it gave me a good foundation for a career

in commercial real estate,” said Williams, who graduated from BYU in December 2010. “It was a good mix of real estate and business.” One of only a few of its kind in the nation, the undergraduate FPM program at BYU is geared directly toward managing and operating buildings, Campbell said. Most degrees found at other universities are part of business schools and emphasize real estate practices. At BYU, the program is closely related to engineering and

continued on page 12

UTAH FACILITIES JULY 2011 I 11


continued from page 11 construction, with professors teaching more hands-on skills. “Anytime you have a program focused on a particular industry, it produces professionals who are much

12 I UTAH FACILITIES JULY 2011

better trained and prepared for that industry. It also prepares the students for being able to get involved sooner with sophisticated assets,” said Randy Owen, past president of IREM-Utah and chief operating officer at Coldwell

Banker Commercial NRT. Owen has been instrumental in creating a working relationship between BYU and the Institute of Real Estate Management. “Too many times a general business degree is too general in nature for a specialized industry like real estate property management.” The depth of the program at BYU, as well as limited enrollment (which allows only 70 of the most qualified students into the program), is key to producing some of the best entry-level facilities and property managers in the country, Campbell said. The students’ extensive knowledge of and abilities in the industry can also be largely credited to the internship requirements. Students must participate in a technical internship, often located on campus, where they rotate through different areas and learn different aspects of facilities management. They also must complete what Campbell called a capstone internship, often working for large companies located throughout the United States, including the Smithsonian, Disney, Commerce Real Estate Solutions (a Cushman & Wakefield affiliate), CB Richard Ellis, the Church of Jesus-Christ of Latterday Saints and Hyatt Hotels. The internships were an essential part of the education process, said Spencer Salmon, a BYU graduate of the FPM program. Salmon, who now works as the space management coordinator in the BYU Office of Space Management, said the internships allowed him to apply in real life what he was already learning in the classroom. The faculty and staff in the program were also instrumental in producing quality graduates, said Salmon. Many of these individuals spend a lot of time working with companies to establish internships. Additionally, their lectures are specially tailored to benefit students long term, he said. “The faculty and staff there are tremendous,” Salmon said. “They really help to bring the program to life and reality.”


By preparing qualified students to enter the property management field immediately after graduation, the commercial real estate industry is able to replace retiring professionals with young,

energetic,

well-educated

individuals. These students are able to enter the industry, without backing into it from another field and with new ideas about improving operations, pursuing sustainable design and developing sound business practices, Owen said. Students who graduate from BYU’s FPM program are highly sought after, said Campbell. Coldwell Banker Commercial NRT, Salt Lake City office, has recently hired a graduate to work in their offices. Students have also found jobs with Sodexho, Trirga, GAS, Boeing, Aramark, CWD Group and UNICCO. In fact, Campbell said the university can’t satisfy all of the requests for internships and jobs. “The program gives the industry a higher bar of sophistication by its professionals — knowing that specific degrees are becoming more sought after by large corporate clients and global real estate service firms,” Owen said. “This demand drives up the starting salary packages for graduating students, which leads to the increased popularity and competition for a degree in real estate management.” Salmon, who is just getting his feet wet in the possibilities available through his degree, is more than pleased with the direction and promise offered to him through BYU’s FPM program. “Someone once said this program was the best kept secret as far as a major goes at the University,” Salmon said. “In an economy that is struggling, there are so many opportunities within this major that it would be hard to stay unemployed.” UF

University of IREM Nearly five years ago, after the Facility and Property Management Program was well established at Brigham Young University, the Institute of Real Estate Management of Utah collaborated with the university to expand the program’s outreach. IREM leaders hoped to establish a conduit for new members by focusing their efforts on a student outreach program. The outreach effort was designed to help students understand the longterm benefits of maintaining a career in real estate management, increase IREM membership and place local graduates in local jobs, said Randy Owen, chief operating officer at Coldwell Banker Commercial NRT. Outreach began at BYU, where the FPM program was thriving. “There was a captive audience — a group with curriculum and a focus of exactly what we do with facilities management and property management,” said Owen, explaining that other universities in Utah did not have the same focused curriculum as the one offered at BYU. Working with Dr. Jeffrey Campbell, FPM department chair, Owen helped to develop a relationship between BYU and IREM, with IREM conducting seminars and generating internship opportunities for students. Students are now invited to IREM luncheons, where they are able to network with professional property managers — a concept that cannot be learned as well in the classroom as it can be learned in real-life situations, Owen said. “Students have a

very solid education,” Owen said. “However, we fill a void, teaching them how to talk to those of us in the market. We are helping them understand the industry better and ultimately helping them to get jobs here locally.” IREM was instrumental in securing Tyrel Williams, who graduated from BYU’s FPM program in December 2010, a job in the commercial real estate industry, Williams said. The organization allowed him to network with key players in the industry, and Williams said, the job he has now with Coldwell Banker Commercial was a direct result of that relationship. The partnership between BYU and IREM has been more than ideal, said Campbell. IREM has been instrumental in creating internships and providing students with many job opportunities. IREM has spread the word about BYU producing professionals “who are better trained than many others who are coming into the industry by chance,” Campbell said. “It has really been fulfilling to give them a little direction post graduation and see them come into the industry,” Owen said. “It really keeps us fresh as an organization. We are seeing the next wave of property and facility management professionals thrive.”

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T

he first Old Spaghetti Factory opened its doors in 1969 in a turn-of-the-century building located in one of Portland, Oregon’s “less polished,” downtown neighborhoods. Guss Dussin, founder of The Old Spaghetti Factory and OSF International, which became The Dussin Group in 2008, had renovated the building, turning it into a unique restaurant, furnished with antiques and other distinctive interior improvements. Beginning with the Portland facility, Dussin developed a restaurant that he hoped would revitalize urban core districts that had lost population 14 I UTAH FACILITIES JULY 2011

to outlaying suburbs and began implementing this practice in his other restaurant properties throughout the country, renovating buildings that had been deemed unworkable. By bringing older buildings back to life, Dussin was able to offer a unique, distinctive and historic dining experience in districts where rents and infrastructure fees were low, ample parking was available, fewer materials needed to be used and less energy was consumed. “Guss found landlords and building owners were eager to bring their old buildings back to life,” said Maury Wickman, corporate facilities manager for The Dussin Group. “While in

some areas, purchasing the distressed properties outright made financial sense because of development credits available from city and state agencies.” The Old Spaghetti Factory, with more than 10 million customers served annually, is a success because of smart thinking, smarter operating instincts and a devotion to customer value, all ideas that were founded by Dussin, according to the restaurant’s website. Dussin began opening his restaurants throughout the country (including in Utah) in warehouses, factories, canneries, school houses, packing houses and a trolley car roundhouse — any rundown property


The Old Spaghetti Factory Established 1969

Utah Locations Orem 575 E. University Parkway

9,053 SF

Salt Lake City 189 Trolley Square

8,941 SF

Taylorsville 5718 S. 1900 West

13,104 SF

The Orem Old Spaghetti Factory Photo by Dana Sohm

that had potential and fit The Spaghetti Factory criteria. The presence and popularity of the restaurants led to community improvements as other stores and businesses moved into the community. Traffic increased in the area, and rent stayed low. Now,The Old Spaghetti Factory has 40 locations in the United States, three in Utah, with many of the national restaurants in historic buildings. Since finding structures with close to 10,000 square feet and meeting the other needs of the restaurant can be challenging, the Dussin Group now considers “second generation” buildings

for the diner also, said Wickman. For example, the Phoenix, Ariz., restaurant is in a historical personal residence built in the early 1900s known as the Roland Baker House. While the Chandler, Ariz., restaurant, built in a former Mexican restaurant in the Chandler Mall, is considered a “second generation” reuse of property. In reusing the Chandler restaurant, The Old Spaghetti Factory was able to re-purpose some of the remaining restaurant equipment and furniture, said Julie Graham, district manager for The Old Spaghetti Factory in Arizona. The light fixtures were replaced and some areas were carpeted.

A banquet room was created. And a trolley, which was designed and custom made in Portland, was reassembled inside the new restaurant. The Salt Lake City restaurant is located in the re-purposed Trolley Square, a mission-style carbarn which housed more than 140 Union Pacific trolleys in the early 1900s. The carbarns were saved from demolition in 1972, when the site was transformed into Utah’s only festival marketplace. With more than 40 locations nationwide and corporate headquarters located in Portland,

continued on page 16 UTAH FACILITIES JULY 2011 I 15


By The Numbers:

Taylorsville Old Spaghetti Factory. Photo courtesy of The Dussin Group

Jan. 10, 1969 Opening day in Portland

$171.80 Total gross sales on opening night

$400,000 Company sales after the first year

10 million Customers served annually

$1 million Money invested per restaurant in antiques, interior improvement

40 Total number of The Old Spaghetti Factories

3 Number of The Old Spaghetti Factories in Utah

10,000 Average square footage of The Old Spaghetti Factory restaurant 16 I UTAH FACILITIES JULY 2011

continued from page 15 management of facility operations can be difficult, especially East Coast and Mid-West restaurants, said Wickman. To minimize the challenges of distance, logistics and communication, Wickman relies on email, photos and written reports between him, district managers and general managers for field operations. “We encourage our managers to take ownership in our facilities,” said Ric Holderbaum, the director of real estate for The Old Spaghetti Factory. “And when confronted with difficult decisions, we have our managers ask themselves the question, ‘What would Chris Dussin (president of the Dussin Group) do?’ Then we have them make their decision based on what’s best for our customers and long-term goals for the facilities.” Managers are responsible for roofing, HVAC, flooring, bathrooms, kitchen equipment and building exteriors and interiors and in some places, landscaping. The vice president of operations and the district managers tour restaurants constantly to ensure the company’s standards of facility operations are being met and exceeded, Wickman said. General

managers are well-educated on the parameters of facilities operations in their restaurants to keep the building operations running smoothly. Robbe Nelson, general manager for the Orem Old Spaghetti Factory, is responsible for administrative duties, such as marketing, ordering, hiring, training, scheduling, building repair and maintenance. His operational duties include running lunches and dinners and providing a dinner atmosphere that is wholesome, offers extraordinary hospitality and is safe for employees and guests. These duties are made easier due to tried and true systems, Nelson said. “Operations run smoothly due to systems put in place and maintained by local management that are consistent chainwide,” said Robbe Nelson, general manager for the Orem Old Spaghetti Factory. “The chain of command is very direct, resulting in regular corporate visits and feedback.” Technology has helped to improve communication among the restaurant chains, Nelson said. Managers can make daily contact with corporate through their LAN system. As the company continues to grow, Nelson said technology plays an increasingly important role in making communication easier and easier. Preventative maintenance is also a key component in managing the national chain, Holderbaum said. “After 40-plus years in many of our facilities, we understand the importance of preventative maintenance programs and have benefited from investing in good quality equipment in the beginning and then hiring the best service companies for maintenance,” said Holderbaum. Keeping the HVAC and refrigeration equipment running smoothly is essential to the health and safety of patrons. The Dussin Group works closely with its vendors to ensure the companies they contract with are committed to keeping the restaurants in premium condition, Wickman said. Managers and their district managers review recommendations made by preventative maintenance technicians


and make decisions and repairs accordingly. District managers and general managers also identify potential problem equipment or components in the buildings and have them repaired as necessary. “Our goal is to be proactive rather than reactive,” Wickman said. “Running equipment to failure is never our intention and has consequences that affect restaurant operations.” Despite their preventative efforts, equipment still fails occasionally, and often at the most critical times, Wickman said. Working closely with equipment parts warehouses that stock critical parts for equipment minimizes downtime at the restaurants and helps to avoid costly delays, he said. Outside contractors are hired to maintain the commercially sized HVAC systems, commercial boilers and/or 199,000 BTU water heaters, Booster Heaters for dish washing machines and commercial refrigeration equipment, cooling towers and chilling systems, Wickman said. The Dussin Group negotiates national contracts where it makes the most sense, such as in alarm companies, chemical suppliers, trash haulers, recycling and grease pumping. By also partnering with local contractors and vendors, The Old Spaghetti Factory develops community ties that benefit the local companies and the facilities operations

at the restaurant. In Utah, Nelson said many national vendors are contracted for janitorial, linen, chemical and food services. Some products, however, are purchased through local vendors. The goal, Nelson said, is to promote value and consistency. “Sometimes a smaller, local company is the best fit for our style of business,” Wickman said. “People become involved and have more pride in our buildings when they can become part of our extended restaurant family.” In addition to the work performed by vendors, the general managers run semi-annual checks on the equipment, and audits are preformed regularly. “A managed system of repairs along with recommendations for replacement of tired and worn out equipment keeps our critical list of equipment operating with little down time,” Wickman said. Cutting costs on equipment maintenance is not an option in the restaurant business, even during a down economy when budgets are tight, Wickman said. “With the responsibility of food safety as well as the cost of replacement equipment, it is important to maintain equipment no matter what the current economy brings us,” he said. “It doesn’t save us money to skip maintenance on buildings and equipment.” Instead, the company looks for cost savings by purchasing as much energy saving equipment as possible,

minimizing energy use and lowering high utility costs. Antique and handcrafted light fixtures are used throughout the restaurants, with newer technology in lighting for energy savings used in the kitchens and service areas. LED and T8 fluorescent lights are used in these working areas with some on-motion devices, limiting energy use. The company also recycles where recycling services are available. The Utah restaurants have switched to compact fluorescent lighting, due to the high number of ornamental fixtures in each unit. These lights are only on when the rooms are in use, Nelson said. A dynamic thermostat programming is adhered to, ensuring dining rooms are comfortable in relation to the weather. Restaurant equipment is also turned on only as needed, Nelson said. Plumbing is a high priority in the restaurants, with most having an in-house kit to replace dripping faucets as necessary. “With an eye on energy costs and consumption when we expand our family of restaurants, we look for energy savings in choosing the right buildings, the right rooftop material, up-to-date HVAC equipment and kitchen equipment,” Wickman said. “New and improved technology is being developed that we continue to explore and incorporate into our operations. We look forward to the next 42 years of doing business.” UF

The Taylorsville Old Spaghetti Factory Photo by Dana Sohm

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A

s the executive director of BOMA Utah, Shelli Menegos is responsible for the general operations of the organization, but her duties go far beyond planning events and coordinating volunteers. “My responsibilities are trying to keep all my hats hung up, organized and ready for the next opportunity. I literally take care of everything. I am a true grunt in every sense of the word and love it,” said Menegos. Aside from general office and management duties, Menegos builds lasting relationships with members and helps to create a more cohesive and effective association. “Shelli’s attention to detail and her knowledge of BOMA’s operations have been lifesavers for BOMA Utah,” said Jim Derrick, BOMA Utah president. “Since she has joined us, our membership has nearly doubled. Most of this growth is attributable to her counsel to the board of directors. … BOMA Utah is very fortunate to have Shelli.” With more than 170 members in BOMA Utah, Menegos believes the association still has plenty of room for growth with an untapped market of real estate professionals in the state who should be a part of the organization. “Not only do we provide these folks the necessary tools to help them in their professional lives, many of our members have become friends; even competing associate members enjoy their time together,” said Menegos. “We all have one thing in common: BOMA. Our leadership and our members have made this the best real estate association in Utah.” From the Beginning Menegos’involvement in commercial real estate began long before she joined BOMA. “I blame my mom for getting me into commercial real estate, but thank her more for all the wonderful opportunities I’ve had along the way — especially for BOMA,” Menegos said. While in college, Menegos took a job as a receptionist in her mother’s commercial real estate office. The position was the catalyst behind her more than 25 years in the commercial real estate industry. “I thought it was a great opportunity

to work part time, make a little money and go to school,” Menegos said. “Eventually, the position became full time, and I was hooked.” Menegos, along with her mother, received the Real Property Administrator Designation. She also obtained the Facility Management Administrator Designation. But that wasn’t enough for Menegos, who joined BOMA Austin nearly 25 years ago after accepting an invite to a luncheon. Menegos said she was “young and naïve in the business” and felt like an amateur among seasoned BOMA members. She fought those feelings of insecurity and decided to get her feet wet, joining a BOMA committee. Doors were opened. As a new member, Menegos went from committee member to committee chair to board member in a short amount of time. “I grew not only as a person, but as a property manager, employer, BOMA member, wife and mom,” Menegos said. “I certainly attribute most of my growth to my hubby, but BOMA played a huge part in helping me become the person I am today.” From Member to Executive Director Menegos had only been retired for four months from her career as a property and facility manager when the executive director of BOMA Austin asked her to work part-time for the association with the promise of a fulltime job when he retired. “As a huge advocate of all things BOMA, I jumped at the chance,” Menegos said. “It allowed me to work part time with an organization I love and believe in, flexibility to work from home and take care of my family and stay in the loop on the happenings in commercial real estate. Plus, it allowed me to see all of my friends, my BOMA family, who are still very much a part of my life today.” When Menegos left Texas and BOMA Austin for Utah, she sent her resume into the local BOMA chapter. A year later, the then-executive director of BOMA Utah contacted Menegos and asked her to take over the Utah organization as the executive director.

“I met with the board of directors, loved their charisma and energy and never looked back,” said Menegos. During the last four years, Menegos has been instrumental in promoting BOMA Utah. The association, with the help of Menegos, has grown from 100 members to more than 170. Menegos partnered with Utah Facilities Magazine to help spread the word about BOMA Utah and encouraged associate members to market in the publication. A new website was created under her direction. Menegos volunteers on numerous committees, including Building Owners and Managers Association International, BOMI/BAE Task Force, Lt. Governor’s Private Sector Homeland Security Steering Committee, Salt Lake Valley Venue Evacuation Committee, Utah Private Sector Homeland Security Council and Affiniscape. “I volunteer way too much. But I definitely believe you get what you put in,” Menegos said. “I wholeheartedly believe in BOMA Utah, its mission and its members.” Members and Menegos Members are essential to the growth and success of BOMA, Menegos said. The members of BOMA Utah take ownership in their responsibilities and duties and want to see the association thrive. “There are many other things I do to grow this association, but BOMA Utah’s primary promoters are our members,” Menegos said. “They have spread the news about BOMA, and I continually hear that BOMA is the association to be a part of.” Not only are the members responsible for the positive direction of BOMA Utah, but they are also Menego’s greatest joy as executive director. “I am so fortunate and blessed to work with some of the most amazing men and women in the industry,” Menegos said. “I truly believe in all things BOMA. BOMA is the lifeblood for commercial real estate professionals. Whether it’s fighting for ownership rights on Capitol Hill or working with local agencies, we truly have our members’ best interests at heart.” UF UTAH FACILITIES JULY 2011 I 19


K

nown as the poster child for transit-oriented development, the Daybreak Community in South Jordan is building an entire network of walkways, bike paths, streets and light rail intertwined with residential, retail and commercial development. The goal is to create a more sustainable community that relies more on public transportation and improves quality of life. “Daybreak is more of a transitoriented community,” said Stephen James, manager of planning and community design for Daybreak’s developer, Kennecott Land of Rio Tinto. “It is an entire place geared around the ideas of interconnected street systems working with light rail

Photos by Dana Sohm

20 I UTAH FACILITIES JULY 2011

transit that is connected to the freeway. It is a whole hierarchy of transportation modes interwoven into the city, making it really easy to get anywhere.” Situated on 4,126 acres in South Jordan, Daybreak is a community of new energy efficient homes, shops, restaurants, offices, schools, trails and parks. Eventually, Daybreak will include upwards of 20,000 homes and close to 14 million square feet of commercial space. This ongoing development will be supplemented with a variety of transportation options that will permeate the community. Placing schools, shops, restaurants, parks and transit options closer to home will reduce the community’s dependence on cars. The idea of transit-oriented

development is all part of Daybreak’s smart growth plan, said Scott Schwendiman, commercial development manager for Kennecott Land. “In terms of planning Daybreak, we set out to develop a very sustainable community,” said Schwendiman. “The transit-oriented development works itself into that. It’s a component of the system.” Many of the trail systems and walkways have already been built into the community, connecting the more than 2,500 households with SoDa Row, a retail district with 10 locally owned and operated merchants. Crews are currently working on what may well be considered the capstone of the transportation side of Daybreak — the


Mid-Jordan TRAX light rail line. The new light rail will ultimately connect the South Jordan community with the Salt Lake Valley. Branching off of the existing Sandy/Salt Lake light rail line at the 6400 South TRAX station and extending to 5600 West, the MidJordan TRAX will transport passengers to the downtown area in approximately 42 minutes. The line is scheduled to open for passenger service on Aug. 7, 2011. The 2.1-mile Daybreak segment of the TRAX line will be flanked with residential, commercial and retail development — development that Kennecott Land will carefully dictate to ensure new buildings and projects are cohesive to Daybreak’s vision of

strong and safe neighborhoods, quality education, a healthy and renewable environment and a vibrant local economy, said Schwendiman. The University of Utah South Jordan Health Care Center will be the first major commercial project in Daybreak’s South Station Village at the South Station TRAX. The 208,000 square-foot Center, which will be owned by Kennecott Land, will offer primary, specialty and emergency healthcare services. The new building, designed by Dixon and Associates and built by Layton Construction, will include outpatient exam rooms, an outpatient surgery center, medical imaging services, a pharmacy, space for community

education, a restaurant and fullystaffed 24/7 emergency room. Nearly 300 physicians and staff will work at the Center — all with direct access to the University’s main campus in Salt Lake City via the TRAX line. The South Jordan Health Care Center, opening late fall of 2011, is the first building in a planned 50-acre University of Utah campus at Daybreak. The vision for the campus includes a full-service hospital, research labs, offices and classrooms, said James. In fact, the University of Utah, which is one of the largest users of UTA services in the Salt Lake Valley, will act as an anchor for the light rail. University staff and students

continued on page 22

UTAH FACILITIES JULY 2011 I 21


continued from page 21 will be able to ride the line, cross the street and immediately be on campus. Hopes are that the University’s ideals of alternative modes of transportation will spread to Utah residents, especially those who live and work in Daybreak, encouraging them to use TRAX rather than their cars, said James. “We are realistic. We recognize we have to work within the current concepts in the market, but the framework is in place,” James said. “The Health Care Center reinforces that the community is based on these principles of sustainability. We are excited to see the impact — or lack of environmental impact — this

community has on the market. It will be a model for developers, to see this can happen and that we can influence behavior and transform the marketplace.” Beyond the University Campus and the main TRAX line, Kennecott Land will be creating an intricate web of transit-oriented development. Bleeding out from the light rail line will be pedestrian-friendly walkways connecting to parking lots (located behind buildings that will face the main boulevard) and expanding into bike paths and streets, giving riders a variety of options once they have left the train and are ready to move about the community. Nearby, the Utah Department of Transportation is constructing the

Courtesy Kennecott Land

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Mountain View Corridor, a planned freeway, transit and trail system in western Salt Lake and northwestern Utah counties. The thoroughfare will connect regional traffic to Daybreak and TRAX from the west side of the development. The Salt Lake County portion of the Corridor will be completed in fall 2012. Mountain View Corridor will be just one more method of connecting people to TRAX, James said. Balancing the needs of vehicle and pedestrian access will be another important component of the Daybreak development, James said. Orienting the buildings to be more enticing to pedestrians is essential to the design and architecture of the project, he said. Storefronts, including shops and restaurants, will be permeable, inviting people who work and live in Daybreak to walk the streets. “Walkability is a function of desirability. People have to feel the need to walk,” James said. “The physical form of the community will enable different behavior, more sustainable behavior, because it relies less on people driving around in their cars.” Increasing walkability and making public transportation easily accessible will be beneficial to building owners and tenants, said Schwendiman. Employees who work at the Health Care Center will have flexibility in how they travel to work — whether by


bus, light rail, bike, foot or car. The same flexibility will be available to tenants of future buildings too, Schwendiman said, explaining that Kennecott is actively pursuing development opportunities close to the South TRAX Station, planning to create a transit boulevard with residential, office and retail space. “The greatest value in transitoriented development is optionality — for people to ride to work, drive to work, walk to work or bike to work,” said Schwendiman. “When you have that optionality, you have flexibility and a better workforce. As a building owner, your leases are full, and tenants are happy.” For a building owner, return on investment is the top priority, Schwendiman said. Employees and tenants who are happy in their environment — who are pleased with their quality of life — will be more likely to remain in a building. Happy employees translate into thriving businesses, Schwendiman said. The transit opportunities at Daybreak will help to improve quality of life, in turn, improving the bottom line for business owners and keeping occupancy levels high, he said. Developers and building owners around the state are attempting to reap the benefits of transit-oriented development. Gateway is perhaps one of the most well-established transit-

oriented developments in Utah, said Gerry Carpenter, UTA spokesperson. And the City Creek Center project is perhaps the most high profile. Many other transit-oriented projects are planned along the Wasatch Front, including Farmington’s Station Park, the Jordan Valley development near Jordan Valley Hospital/Bangerter Highway, Kays Crossing in Layton, Bingham Junction in Midvale and Murray’s Birkhill at Fireclay. Daybreak, however, has an advantage to transit-oriented development in that the project was created from a blank slate. Kennecott Land was and is able to positively incorporate public transportation into the development without the hassle of existing buildings and limited parking, which is often a roadblock for infill transit-oriented developments, James said. Overall, the Daybreak project seems to be setting the standard in transit-oriented development. “We wanted to elevate the quality of life in a more condensed setting, putting things close together and providing more amenities,” said James. “We were able to think about how the system will work comprehensively. “It is an interesting opportunity and challenge to conceive the elements of a whole city while reducing the impact of growth on the broader environment and ecosystem. We are excited about what we have accomplished thus far.” UF

Left to Right: Scott Schwendiman and Stephen James of Kennecott Land

PROJECT TEAM Daybreak Master Planner: Calthorpe Associates, Berkeley, Calif. South Station TOD Plan: Hodges Design, Richmond, Calif.; Urban Design Associates, Pittsburgh, Pa.; Design Workshop, Salt Lake City Architecture: Urban Design Associates, Pittsburgh, Pa.; Dixon Associates, Salt Lake City Landscape Architecture: Design Workshop, Salt Lake City Engineering: Nolte, Salt Lake City; Carter Burgess, Salt Lake City Station Platform Design: CRSA, Salt Lake City; Carter Burgess, Salt Lake City

UTAH FACILITIES JULY 2011 I 23


New Energy Codes Help Owners Save Money New Codes Require Automatic Lighting Controls in New, Remodeled Facilities By Darrin Sanders

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rowing up, I can remember the energy crises of the 1970s and 80s. I remember the radio and TV commercials that reminded us to turn off the lights when we left a room. I remember the stickers that were placed on light switches around houses, schools and offices that helped with those reminders. The effectiveness of these measures probably weren’t as good as many hoped. I also remember resenting them. Probably because on several occasions I earned a good talking-to from my parents for leaving the light on in the garage, the laundry room, my bedroom or wherever. I tried hard, and remembered most of the time, but (and here’s the key) not all of the time. Jump forward to the 21st Century. People no longer have to rely on manual lighting controls to save energy. Automatic lighting controls are everywhere: infrared motion sensors, ultrasonic motion sensors, microprocessor based central control systems, daylight harvesting controls and many more types. They can be simple and cost effective or super intelligent and extremely versatile. Next to heating and cooling a building, lighting is the largest consumer of energy in a building. Studies have shown the energy usage from lights can be reduced by 50 percent in commercial office buildings when automatic lighting controls are implemented. For many years, they were an option for a building owner or operator to include, but for the past several years, as states adopt new stringent energy codes and standards, they are required by law. With a challenging economy and rising energy costs, automatic lighting controls are a necessity. In Utah, the latest code adopted for commercial facilities is the International Energy Conservation Code (IECC), 2009 Edition. It’s most basic requirement is that any new or remodeled facility larger than 5,000 square feet in size must have 24 I UTAH FACILITIES JULY 2011

automatic lighting controls that shut off lights when a space is not occupied. New in the 2009 IECC is the addition of the daylight zone control requirement. Daylight zones include areas near windows and skylights, and these areas require separate controls from other spaces in the building. The intent is to facilitate the use of “daylight harvesting”

Ask Yourself How can I be a good manager of my energy dollar, save the environment, comply with the law and keep things from being overly complex? • In the design phase, confirm which aspects of the code apply to you. You may be exempt from certain requirements. Your contractor or electrical engineer can help. • Insist on simple interfaces for any public facing control locations. Big buttons with simple labels or devices that look like the light switches we’re familiar with are best. • Ensure that the personnel who are trained on operating and maintaining the system truly understand the hardware and software’s capabilities. Video taping the training is a good idea. • Everyone who lives with the system must understand the energy saving measures you’ve invested in. Get them onboard the ‘green train.’ Lighting controls are a visual way of helping them remember and participate in conservation. Quality training leads ultimately to appreciation for the infrastructure and its intended function. • Schedule a six month touch-up visit from the manufacturer’s technician. If you don’t like how things are working, typically a little programming can fix it.

controls that dim or turn off lighting in daylight zones when the natural light provides enough ambient light.

The 2009 IECC, and previous versions, also require spaces to have the ability to reduce the light level in a space by 50 percent. Often called bilevel (or sometimes tri-level, depending on the configuration) switching, this method of control provides flexibility which has been proven to reduce lighting energy usage. Occupants of a space usually prefer the lower light level on a continuous basis. Although not a requirement of Utah’s adopted energy codes at this point, other states have required that automatic light controls bring the lights in a space on at 50 percent, and only manual interaction, such as pushing a button, will bring the lights up to 100 percent full brightness while the space remains occupied. Once the occupancy sensor detects that the space has been unoccupied for a preset period, usually no more than 30 minutes, the lights are turned off.Then, when the occupant reenters the space, the lights are brought up to only 50 percent. This is a somewhat aggressive method for implementing energy savings, but it has proven to work. The IECC is not the only reason to implement automatic lighting controls. Lighting control methods that exceed the IECC and other energy codes can assist in obtaining Leadership in Energy and Environment Design (LEED) certification for a facility. In the LEED rating system, additional points can be awarded for going beyond the code mandated controls and providing innovative control schemes to assist in reducing a building’s overall energy consumption. Also, the LEED rating system encourages lighting controls to be more focused on the individual, allowing the individual user, whether in an office, a cubicle or some other space, to be able to control the light that affects them. A good example of this is a lighting control system that uses individuallyaddressed lighting fixtures.Their control can be assigned to an individual user,


lighting controls

The Most Efficient Lighting Fixture is the One that is Turned Off By Jay McGregor usually through a remote control device or online via a web browser interface. Many levels of lighting controls are available, from the simple occupancy sensor to centralized, computercontrolled and managed systems. One of the latest advances in this field is a lighting control system that acts like a centralized system but is distributed throughout a facility. Multiple control relays spread throughout a facility and are then connected through standard network cabling. Savings can be achieved during installation by reducing labor and materials associated with more traditional lighting control systems. Lighting controls can give facility owners and operators the flexibility to group light fixtures in different control “zones.” These zones can be modified and changed via software, without rewiring. These distributed controls are also popular in lighting control retrofits, where it may be too costly to redo power wiring to provide centralized controls. Lighting control methods can be mixed and matched to meet specific needs. Since there are so many options available, it is recommended to consult a knowledgeable electrical contractor, electrical engineer or lighting designer. Small, easy-to-use systems for small office buildings can be found for under $1,000 and can easily pay for themselves in a few months of use. Darrin Sanders is the engineering department manager for Hunt Electric, Inc. He can be reached at 801.975.8844. UF

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ith the demand for conservation, energy is the new buzzword that can’t be avoided. But why think about energy now? In Utah, who cares? Power is cheap. For many years, when compared to the national average, Utah has enjoyed low electrical rates. Looking down the road, as coal reserves shrink, rates are expected to double (at minimum) within the next five to seven years. The responsible utilization of energy in every form is something everyone must embrace. Lighting loads make up a large percentage of a facility’s electrical footprint. Utilizing well-designed and implemented lighting control strategies for energy management is a viable path to energy conservation. Consider the old adage “the most efficient lighting fixture is the one that’s turned off.” How many of us grew up with a parent that walked around the house shutting lights off behind us? It has been my experience in Utah that the implementation of lighting controls is generally looked upon as a complex hassle and an unnecessary expense. It seems that the lesson our folks tried to teach us has been ignored. Rocky Mountain Power has made an effort to encourage and incentivize building owners to replace antiquated lighting with high efficiency ballasts, lamps and fixtures. They’ve helped the state make good strides, but some office buildings are still fitted with T12 lamps that stay on 24/7. So despite RMP’s stalwart efforts, they have a long way to go. And soon, those incentives to swap out T12s will be gone because the lamps will no longer be legal to manufacture. Why would RMP continue to incentivize when the law compels building owners to comply? Until July 2010, the energy code was ASHRAE 90.1-2004, which simply required lighting to automatically shut off in any space larger than 5,000 square feet (with a few exceptions). This can be accomplished by utilizing motion sensors or a time clock to automatically switch the lights off. On July 1, 2010, the Utah Legislature adopted the IECC 2009 standard including reference to ASHRAE 90.1-2007. These new codes still incorporate the 5,000 square foot auto-off requirement. But IECC 2009 also requires bi-level light reduction in most spaces. These step-dimming zones can be manually controlled or automated for daylight harvesting using ambient light sensors. All exterior lighting must be automated with an astronomic clock or photocell. Dependent on your situation, timed override switches, a grid of occupancy sensors or a BMS interface might also need to be used. If these complexities are not coordinated in a way that makes the end user’s experience simple and seamless, owners and tenants will always be at odds with the system they’ve been mandated to integrate. Don’t let lighting controls be an afterthought, and don’t let them intimidate you. A well-implemented lighting control system will not only help you conserve energy and save money, it can contribute to occupancy comfort and provide a predictable, homelike element — like having your folks there, turning the lights off behind you. Your parents and future generations will be proud of you. Jay McGregor is the lighting control specialist for Quantum Lighting Group. He represents several manufacturers of leading lighting control systems. He can be reached at 801-270-0010 or jmcgregor@quantumltg.com. UF UTAH FACILITIES JULY 2011 I 25


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arking lots built with conventional asphalt or concrete act as impervious barriers, keeping storm water from returning to the earth and causing owners the headaches of disposal and treatment of this precious resource. For this reason, many buildings require additional land for retention ponds, which can be costly and dangerous to maintain. Pervious concrete, though not a new technology, has recently been revisited as a sustainable parking lot system that addresses storm water collection and may help a project achieve credits within the LEED rating system. Pervious concrete is an opengraded concrete mixture which contains predominately coarse aggregate and little to no fine aggregate with a cementitious paste that coats and bonds the aggregate together. The resulting mixture 26 I UTAH FACILITIES JULY 2011

typically has a total void content of 15 to 25 percent. The point-to-point contact of the aggregate gives the structure a strength similar to railroad ballast. The paste is created with hydraulic cement, which can be combined with supplementary cementitious components, such as fly ash and/or slag cement (previously known as Ground Granulated BlastFurnace Slag). Chemical admixtures to entrain air, improve rheology and suspend hydration are commonly used. The resulting concrete mixture is stiff and rocky and has a low water content and a high surface area, causing it to be highly prone to early moisture loss and making proper placement and curing essential. When designing a pervious concrete section, understand the percolation rate of the native soil is important. The percolation rate

determines the depth of the recharge bed, or for most clay soils, if the stormwater needs to be directed out of the pavement. The recharge bed is a layer of clean, open-graded, compacted, coarse aggregate, typically 1 inch or greater, with approximately 30 to 40 percent voids. Depending on the native soil, this layer can be from 6 to 24 inches in depth. The recharge bed is designed to hold water passing through the pervious concrete wearing course, until it naturally percolates into the native soil. The pervious concrete wearing course is usually designed from 4 to 10 inches, depending on the traffic load of the section. Success in pervious concrete construction has been found using many application methods, including the use of a weighted, spinning, steel tube or roller screed to form and consolidate the placement. Pervious


pavement concrete has also been placed with slip form pavers and screeded with laser screeds. Whatever the method, the section needs to be immediately covered with thick plastic to avoid moisture loss, as the durability of pervious concrete is significantly more sensitive to curing than conventional concrete. Pervious concrete needs to be maintained. Regular maintenance may include yearly vacuuming or power washing to insure the surface does not become clogged with debris. Pervious concrete is gaining acceptance throughout the country. In Utah, new pervious parking lots and walks are being constructed each year. Some of the oldest pavements in Utah are three years old. Having been subject to three winters, they are all performing well. Pervious concrete systems have been used successfully in northern climates such as Minnesota, Iowa and Wisconsin for five or more years. If the pervious concrete system is designed, constructed and maintained properly, pervious concrete pavements can be a truly sustainable paving option. Todd Laker is a LEED AP with Holcim. He can be reached at 801.829.2178 or Todd.Laker@holcim.com. UF

Pervious Concrete Meets LEED Credit Pervious concrete can be used within LEED projects to assist in obtaining multiple credits. It is acknowledged by the EPA as a best management practice for stormwater control. USGBC should be contacted to determine if past projects have been awarded credits for similar uses of pervious concrete. Sustainable Sites, LEED 2009 Credits 6.1, 2 and 7.1 may be awarded with the use of pervious concrete. The intent of Sustainable Sites Credit 6.1 is for a storm water management plan to protect natural hydrology by reducing storm water run-off. Pervious concrete systems are designed to keep storm water on a given site and allow storm water to naturally percolate into the native soil. The intent of Sustainable Sites Credit 6.2 is to limit disruption and pollution of natural water flows by managing storm water runoff. Pervious concrete can remove upward of 80 percent of suspended solids from storm water run off before they percolate into the soil. The intent of Sustainable Sites Credit 7.1 is to reduce the heat island effect of a project by shading or using reflective materials or open-graded material, such as pervious pavements, on 50 percent of the hardscape. Water Efficiency is also a section where credits can be met by the use of pervious concrete. The intent of Water Efficiency Credit I is to limit or eliminate the use of potable water or other natural surface or subsurface water resources available on or

near the project site for landscape irrigation. In the construction of the recharge bed, pumps and piping may be installed, and water can be captured and reused in non-potable applications such as landscaping. Pervious concrete has similar SRI values as conventional concrete, which in general, are higher than other paving materials such as asphalt. This reflectance has helped reduce the need for exterior lighting fixtures as shown in research from the Portland Cement Association. This reduced need for fixtures may help a project meet the Energy Efficiency Credit 1 intent to achieve increasing levels of energy performance beyond the prerequisite standard. Pervious concrete can also be manufactured successfully with mineral ad mixtures such as fly ash and slag cement. These supplementary cementitious materials are considered 100 percent preconsumer recycled materials and can be used in the calculation to meet the intent of Materials and Resources Credit 4, increase demand for building products to incorporate recycled content materials. Pervious concrete is a perishable product with a short pot life; therefore, transporting fresh pervious concrete long distances is not practical. Additionally, most of the components of concrete are mined locally, reducing the environmental costs of shipping. All of which help meet the intent of Materials and Resources Credit 5.

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I

n recent years, there has been more and more talk about the importance of conserving water. Although you probably won’t hear about a drought in Utah this year, it doesn’t change the fact that overwatering can make a painful impact on monthly operating costs. Unfortunately for building owners and managers, the choice to cut back on water isn’t much of an option. Doing so can cause extreme issues 28 I UTAH FACILITIES JULY 2011

with tenants and customers due to the look of stressed plant materials and turf. The only option is to start watering smarter. The easiest way to help conserve water and money is to automatically shut off your irrigation system when it rains. The best way to do this is to add a rain sensor to your irrigation system. A rain sensor temporarily shuts off the system by interrupting the common when the rain water has reached a

preset level. Wireless rain sensors are available and can be easily installed by an irrigation professional in an hour or two. Rain sensors should be mounted in an open area that’s not exposed to potential tampering. Change out standard old school spray heads in flower beds and planters to a more efficient drip system as another way to save water and money. Watering the vacant ground between trees and shrubs is unnecessary. By


irrigation watering just the plants, the amount of weeds in flower beds will be cut back dramatically. Many options are available for drip systems, from point source emitters (individual emitters at the base of each plant) to drip tubes with built in emitters that can be buried around shrubs and trees and even under grass. Initial installation isn’t costly, and the long-term savings can be significant. Sprinkler nozzles and heads that produce better watering efficiency are another option. The technology of standard fan spray nozzles has been upgraded to rotary nozzles. Most of these newer rotary nozzles can be retrofitted onto existing spray heads and have much better distribution uniformity than their predecessors. Also, the standard fan spray nozzles are meant to operate at 30 psi, most sprinkler systems operate at 40 psi to 70 psi. Just using a pressure regulating head with the standard fan spray

nozzle will cause better distribution uniformity and less misting, which means water savings and happier tenants because their cars aren’t getting sprayed as much. Maximize long-term savings by using rotary nozzles and pressure regulating heads together. Pressure can also be regulated by adding a pressure regulating dial on the valve of commercial grade valves. Try installing a smart controller. These timers can run a sprinkler system based on the water needs of the soil. Smart timers vary by how they measure. Some operate by using historical data and local weather stations for current data, and some use moisture sensors that are placed in the ground throughout the site. Both have pros and cons to them. Many opinions circulate as to which brand and method is best. They can be expensive, so it’s crucial to research the different products available to determine which best fits the needs of your property. An

important thing to remember about smart timers is that the best timer in the world can’t make a bad sprinkler system efficient. As irrigation technology progresses each year, the solutions to cut back on the water usage become easier and more economical. The Central Utah Water Conservancy District offers rebates and grants up to $5,000 to do water saving upgrades. The grants are only available in certain counties and have some restrictions. To see if your property is eligible, go to www.cuwcd.com. They have an allotted amount of money each year to spend. Once it’s gone, you’ll have to wait until next year. Ty Cherry is the business developer for Aeroscape Property Maintenance & Landscaping. He has 18 years experience in irrigation and landscaping. Ty can be reached at 801.503.6700 or tcherry@aeroscapeutah.com. UF

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Patio Roof can Improve Tenant Satisfaction By Eric Pauly

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patio roof can be a great way to

better utilize your roof space and create some unique features to maintain or increase tenant satisfaction. Let’s face it, everyone gets tired of staring at computer screens under florescent lights, only to see the sunlight for a few hours before and after work. Patio roofs are not a new concept. Architects have been designing buildings with patio roofs for decades. The problem arises when improper design and installation procedures are utilized, resulting in damaged, leaking roofs. Many roof patio areas are behind locked doors — never to be used again because the property manager or owner became tired of paying for roofers to search out leaks or fix damage caused by tenants using the area. Ultimately, two primary considerations should be reviewed when exploring the option of a patio roof. If your building was originally

designed for a patio roof area, some of these may be easier to verify. Live Load Plainly put, how much weight is this patio going to add to your roof and will the structure support it? Pavers, tables, chairs, people, and planters can all add up and create a significant load. Only a structural engineer or architect can answer this question and can be the determining factor of viability. Protecting Your Roof Membrane Patio roofs will see an inordinate amount of abuse from foot traffic, patio furniture, broken glass and cigarette butts. The challenge is to protect the roof membrane while still allowing access for maintenance and repairs, if necessary. In this aspect, the majority of challenges exist. Designing the correct system and installing it with the proper methods will ultimately determine how well this system performs.

Waterproofing Options This is where many patio roof designs go wrong. Coatings or membranes with minimal thickness or reinforcement are often used, resulting in leaks down the road. After the patio roof is finished, this membrane will be difficult to access and track leaks on. So spend a little extra money here, and it will save you time, money and headaches down the road. A reinforced thermoplastic or thermoset roofing membrane such as TPO, PVC or EPDM is usually the best bet. The membrane will not see any sunlight and will likely accumulate water, dirt and mud. So membranes that are not affected by standing water or mud will need to be used. Some membrane manufacturers claim their product can be effectively used as a waterproofing membrane without the need for any type of protection from abuse. Unless this is a residential application or there will be

Material Options: Most materials for a patio roof are moduler to flow to drains below. Pavers are most often used in this scenario and the most popular are constructed of concrete, wood or recycled rubber. Each material has its own advantages.

30 I UTAH FACILITIES JULY 2011


roofing

little use of the patio, this option is not recommend. The only true way to create a longlasting, leak-free patio roof is by installing an effective barrier between the abuse and the waterproofing membrane. Protecting Your Roof The type of protection utilized and the manner in which it is installed is probably the most important decision both aesthetically and technically. The size, weight, tread surface, durability, maintenance and thickness of the protective material are all technical aspects that will need to be taken into consideration to make sure the roof will perform without blocking doors, causing slip/trip hazards or inhibiting proper drainage. Materials range from wood to colored/textured concrete to recycled products. These can be combined for a visually appealing patio surface. These are the basic factors to consider when determining if your

building would be a good candidate for a patio roof. Several other components regarding R-value, fire resistance, fall safety and wind uplift resistance need to be taken into consideration as well. With a little bit of homework and a good roofing contractor, you too could add some useable square footage to your building and maybe find the time to enjoy a little sunshine yourself. Eric Pauly is the NW regional manager for CentiMark Roof Systems, the nation’s largest roofing contractor, handling all aspects of commercial roofing. Eric can be reached at eric.pauly@centimark.com or 801.907.8150. UF

Concrete is probably the most readily used and most durable paver material. It can be obtained in a myriad of sizes, colors and textures – making it an excellent choice for just about any patio roof that can support the additional weight of the pavers.

Wood pavers or “tiles” are a good alternative to concrete, as they are not as heavy but can still be installed with raised pedestal systems. They come in a variety of wood species as well as composite wood products and can be arranged in a variety of patterns and styles.

Rubber pavers are another option. They can range in thickness from 1/2 to 2 inches and are generally constructed of shredded rubber products (often recycled tires) and molded into limited shapes and profiles. Because they are somewhat flexible, they are easy to cut and fit well in tight areas.

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Improving Energy Efficiency of Exterior Walls By David L. Wolff

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f there is any hope of reducing the carbon emissions created by the construction and operation of buildings, the focus must be on making existing building stock as energy efficient as possible.This makes good sense, given the high percentage of existing buildings to new construction and the large amount of energy consumed to operate these buildings. As much attention should be devoted to making existing buildings better as is devoted to making new buildings as efficient as they can be. However, the task of upgrading the energy performance of an existing building — especially an older building — is not something to be embarked upon lightly. The obvious areas of improvement such as window upgrades or replacement and adding opaque wall insulation can sometimes prove to be either uneconomical or downright destructive. For example, historic and other older buildings are often built of unreinforced, load-bearing masonry. This provides a unique challenge when it comes to improving energy efficiency. Likely 80 percent or more of the exterior wall area of an older building is opaque — leaving 20 percent or less area for windows. All that wall space seems to cry out for insulation. It stands to reason that if the R-value of the opaque wall is improved, the energy performance can be improved, and energy costs can be lowered. The problems lie in how to change the hygrothermic performance of the wall by adding insulation. Hygrothermic means heat and moisture transfer through building materials. In a load-bearing masonry building, for instance, the moisture that starts out as rain on the exterior surface and makes its way to the interior as absorbed moisture in the masonry, dries to the inside with the help of the 32 I UTAH FACILITIES JULY 2011

heating system. The wall gets wet; the wall dries out. This has occurred for 100 years in many older buildings. From a hygrothermic perspective, this is what has contributed to the longevity of the historic building stock. Unfortunately, the wetting and drying cycle, in the absence of thermal insulation, does little for energy conservation. When interior insulation (and often also a vapor barrier) is added to a wall assembly, the hygrothermic performance changes. The wall stays colder, and thus wetter, as it loses its ability to dry to the inside. That extra moisture can cause serious problems such as mold, decomposition of the brick and mortar, corrosion of metal fasteners in the wall, rot of wooden beams bearing in masonry beam pockets, efflorescence and in colder climates, spalling due to freeze/thaw cycling. Another common problem when improving an older, unreinforced, load-bearing masonry building is that a seismic upgrade is sometimes

required by code. When this is the case, another level of complexity is added to the exterior wall. The most common methods of seismic upgrade involve either adding concrete to most of the interior surface of the exterior masonry or constructing a shear wall that can add lateral support and a medium for tying back the masonry. Both of these solutions create difficulties — again by changing the hygrothermic performance of the wall. The basic principles of building enclosure design are pretty simple. For any enclosure and condition you must control the movement of moisture, air, vapor and heat. Keeping moisture under control is first and foremost the main focus of any enclosure. To that end, when looking at improving the energy performance of a particular structure, be conscious of all the variables and analyze the performance of the system as a whole. One helpful tool is the hygrothermic modeling software WUFI (Wärme und Feuchte instationär: Transient Heat and


building envelope Moisture), created by the Fraunhofer Institute for Building Physics in Germany and supported in the United States by the U.S. Department of Energy and Oak Ridge National Laboratory. The software can give projected temperature, humidity and water content levels for a given assembly using real, local weather data. Using this analysis, variables can be analyzed and problems can be predicted before committing to what could be costly mistakes on a building. Case studies have shown that it pays to look at the entire building when considering an energy upgrade. By analyzing the life cycle costs of various options for improving energy performance and then focusing on the best value items, the approach can be prioritized. Often upgrading lighting and mechanical system controls, refurbishing windows and adding attic insulation (which is often relatively easy and does not present all of the same potential problems as insulating opaque walls) can dramatically improve the energy efficiency of the building without breaking the budget or putting the structure at risk. Sometimes it is possible to upgrade the exterior wall by adding insulation. Sometimes replacing worn out windows makes a great deal of sense. Often the best, most cost-effective path to better energy performance is not the most obvious. Through careful analysis of the unique circumstances found in existing buildings, wasted energy can be economically reduced and, at the same time, the enormous investment can be preserved in existing building stock. David Wolff is a licensed architect and building enclosure consultant with The Facade Group, LLC in Portland, Oregon. The Facade Group provided shop drawings and structural engineering for the stone and the stone support framing system for the LDS Conference Center in Salt Lake City. Wolff can be reached at dwolff@facadegroup.com. UF UTAH FACILITIES JULY 2011 I 33


real estate law companies carry director’s insurance.) Increasing insurance premiums may prompt you to lower your coverage to a minimum. Still, be aware that for the dollars expended, insurance can be one of the cheapest and best forms of asset protection. Finally, verify the insurance policies name both the business name and your personal name, if possible.

Asset Protection and Estate Planning Strategies for the Common Business Owner Lessons Learned from the Recent Economic Slowdown By Jennifer Decker

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ith the economy still in

recovery and business owners attempting to cover their losses, asset protection and estate planning are topics of recent discussion. So, you might ask, what is asset protection and estate planning and how can you devise a plan that will work for you? An asset protection and estate plan is designed to keep your assets safe from the claims of potential creditors and preserve them for you and your family. A comprehensive plan should include several components. Even individuals who are not employed in “high-risk” professions should engage in basic planning techniques. The most important aspect is to plan early and to do it right. Protection planning works best and is most 34 I UTAH FACILITIES JULY 2011

effective when the planning occurs well before winds of trouble start to blow. Properly using the right techniques and structures can provide a lifetime of peace and protection during any economic environment. Moreover, you don’t need an army of lawyers to develop a suitable plan. Your First Line of Defense The simplest way for a business owner to cope with risk and protect his or her assets is to shift the risk to an insurance company. So before you do anything else, you should contact your insurance agent to determine if you have an adequate amount of coverage. This coverage would be in addition to any professional liability insurance you may also carry. (Lawyers, doctors and accountants generally carry malpractice insurance, and directors of for-profit and not-for-profit

Statutory Exemptions Business owners should also be aware that federal and/or state law exempts certain assets from creditors (called exempt assets). Another fairly simple component of an asset protection and estate plan is to build up the value of exempt assets, such as retirement plans (like certain 401(k) plans and qualifying IRAs) and homestead property. Utah’s homestead statute, for example, protects up to $40,000 of home equity for married couples and $20,000 for single individuals. But there are some exceptions to contributions made within the most recent year. Which means once you learn of creditor trouble, you can’t simply throw all your money into an exempt asset and be protected. Instead, you’ll need to determine what those exceptions and limitations are before developing an asset protection plan. See Utah’s Exemption Act, Utah Code Ann. § 78B-5-501 et seq. Transfers to Others Corporations, limited liability companies (LLCs) and limited partnerships (LPs) are business entities that were created for asset protection and estate planning purposes. While most sophisticated business owners already operate their primary business through a proper entity, it is equally important that any side business ventures are also appropriately structured. For example, when real

continued on page 36


UTAH FACILITIES JULY 2011 I 35


continued from page 34 estate was booming, many business owners ventured into real property investment but failed to properly incorporate their real estate ventures, exposing their personal assets to great risk. Today, entrepreneurs are purchasing rental properties at deep discounts, but they should be careful to properly structure the ownership of the properties to ensure adequate asset protection. Moreover, even if your rental business is incorporated, you should ensure that each property is held in its own entity to limit liability. Otherwise, if, for example, a tenant falls and is injured at one property, the claim will be against that entity only, rather than the five other properties you own. In this way, you can protect claims against you personally, while also isolating claims from one rental property, or entity, from the other properties and entities. In addition to using regular business entities, domestic and offshore protection trusts offer more sophisticated protections. These trusts are subject to strict statutory requirements, with Utah being one of the few states that allow such trusts. Setting up such a trust requires that you surrender significant control of the

36 I UTAH FACILITIES JULY 2011

real estate law asset in exchange for significant protection. Moreover, as with every aspect of asset protection and estate planning, creating and funding these entities and trusts is most effective when the planning is done well before there is a threat of a creditor claim or lawsuit. This is because creditors can undo transfers that occur around the same time as the events giving rise to the liability (referred to as a “fraudulent conveyance”). Planning early is critical to an effective plan. Finally, if you have high exposure to potential liability because of your business, you may want to consider shifting some assets to your spouse’s name, e.g. title to your home, bank accounts, etc. Shifting assets to a spouse with less liability may also help accomplish other estate planning goals, including equalization of your estate for estate tax purposes. Estate Planning Business owners spend a lifetime acquiring their wealth. In addition to protecting your wealth while you earn it, it is therefore equally important to execute proper estate planning documents to ensure that wealth is preserved for you and your family for

the long haul. Properly executed wills, trusts, health care directives and powers of attorney can provide the peace of mind that a business owner needs to ensure not only the business is adequately protected, but also that the most important assets — the family — are taken care of. A will and trust is essential if you want to designate guardians for your minor children, provide asset management for young beneficiaries and avoid courtappointed conservatorship and probate upon your death. Moreover, preparing an asset protection plan in conjunction with your estate plan lends more credence to your plan overall. Having both an asset protection and estate plan benefits many people and is less complicated than you might think. Every business owner should evaluate their current circumstance and put in place appropriate protections to protect and preserve his or her hard earned business and wealth. Jennifer Decker is an attorney with Fabian Law, practicing primarily in the areas of trusts and estate planning. She can be reached at 801.323.2288 or jdecker@fabianlaw.com. UF


UTAH FACILITIES JULY 2011 I 37


pest control

Bats: A Common Nuisance in Utah Buildings By Edward Tallerico

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f the 925 bats species worldwide, 44 bat species are in the United States. Eighteen of those bat species reside here in Utah. Most of the 18 species are in small colonies, roosting in trees, caves, crevices, bridges and cliffs. Five species are known to colonize in buildings. The two most common of these are the Brazilian free-tailed bat and the big brown bat. Bats are ecologically beneficial, keeping the insect population down by feeding on night-flying beetles, moths, flies ants and other bugs. However, bats can often be a nuisance. Some bats can be found harboring in buildings. Besides the physical appearance of the bats themselves, these mammals bring

38 I UTAH FACILITIES JULY 2011

with them parasites and bed bugs. They can also transmit disease, histoplasmosis or rabies, to humans. They also leave feces, known as guano, which has a pungent smell that attracts flies and other insects in large quantities. To deodorize and eliminate odor from the guano, a pyrethrum fogging agent can be used. This agent will also help to rid the area of parasites and insects. Removing bat colonies from buildings can be difficult. All species of bats are protected under Utah law, making it illegal to kill them. The ideal way of ridding a building of bats is to wait until the colony migrates. Once the bats have left, their entry holes should be sealed off, preventing them

from returning. If the colony is not a maternity colony, the eves of a building can be sealed and bat doors can be placed over the entry holes. The bat doors allow the bats to leave but stops them from re-entering. Since bats can fit through small cracks and holes, the eves should be completely sealed. If you would like to keep the bats in the area, bat houses can be placed on the outer wall of the harborage area near the entry holes. If available, place some of the “guano� inside the bat house prior to mounting it on the outer wall. Edward Tallerico is the corporate accounts manager for 5 Star Family of Services, Inc. He can be reached at 801.706.7378. UF


electrical

Arc Flash Hazards Electrical Safety Regulations Safeguard Personnel from Injury By Darrin Sanders

M

any people spend the majority of their waking hours in a commercial or industrial facility working. Efforts are continually being made to make buildings safer, and safer for the people who use and service them. Electrical systems are the nervous systems and lifeblood of these facilities, and ensuring that they work properly day in and day out can be challenging, and to the untrained, extremely dangerous. Property owners and facility managers need to be aware of new regulations and codes that govern how work can be performed on and around these systems. Each year, approximately 1,000 deaths occur in the United States from electrical injuries, and most of these are job-related accidents. In a 1982 report, Dr. Ralph H. Lee, and IEEE Fellow, found that nearly 80 percent of electrical injuries resulted from arc flash. Prior to this, it was assumed that most injuries resulted from electrical shock or current flow through the body. Arc flash is the heat and pressure wave created during an electrical fault, when current flows through air between conductors (wires). The resultant flash releases a tremendous amount of energy which can result in severe burns, blindness, deafness or even death. In 2002, the National Fire Protection Association (NFPA) released the 2002 edition of the National Electrical Code, which required the installation of warning labels notifying workers of the potential hazard of arc flash and the required boundaries clothing for working around electrical equipment. Both NFPA 70E-Standard for

Electrical Safety in the Workplace and IEEE 1584-Guide for Performing Arc-Flash Hazard Calculations, provide methods for calculating the potential arc flash hazard. OSHA Regulations require the implementation of NFPA 70E to protect workers from electrical hazards, including arc flash. Many facility owners and operators are finding that they currently do not have this implemented at their locations. To provide arc flash labels and implement the requirements of NFPA 70E, a detailed engineering analysis of the electrical system is required, called an arc flash hazard analysis study. For an arc flash study, licensed electricians spend time on site documenting the fine details of electrical panels, circuit breakers, fuses, transformers and wire types and lengths throughout the electrical distribution system. The data is then put into electrical analysis software where an arc flash hazard analysis can be performed. Once the study is complete, locationspecific labels are printed. Each label is printed with the date of the study, the

energy potential of the arc flash and the required boundaries around the electrical equipment as defined in NFPA 70E. The date is important because any subsequent changes to the electrical system require an updated analysis to incorporate the changes. Arc flash hazard analysis and the subsequent labeling of the electrical distribution system components is essential for any commercial, industrial, institutional or similar facility. It creates a safer work environment for those who service the system and helps to warn others as to the danger that exists from arc flash events. Once performed, the facility owner and manager can feel comfortable that they are compliant with the latest electrical safety regulations and can safeguard their personnel from potential injury or death when working on these systems. Darrin Sanders is the engineering department manager for Hunt Electric, Inc. He can be reached at darrins@huntelectric.com or 801.975.8844. UF UTAH FACILITIES JULY 2011 I 39


multi-family

New Laws Affect all Residential Condominium Association’s Insurance Requirements By Daniel Kennedy

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ecently, five bills passed into law which will affect the way members of common interest communities, such as residential condominium associations, will conduct business, enforce bylaws and insure their property. Condominium insurance is always a matter of significant concern to association members. It is often one of the largest items on the annual budget, is required by both law and mortgage holders and is intended to protect all members of the association from unchecked property and liability losses. It is also prudent to consider insurance for crime, professional liability (to protect the board of directors), flood, earthquake, mechanical breakdown and pollution among others. The new laws codify how many of these decisions will be made. As of July 1, 2011, all condominium insurance policies in Utah are required to comply with the new statues, often commonly referred to as the Utah Common Interest Ownership Act or UCIOA. The new laws apply to both the unit owners and the association, regardless of when the association was originally formed. Specific changes to the insurance provisions include: The association must maintain both property and liability insurance. The association’s property insurance policy must provide 100 percent full replacement cost coverage at the time of purchase for all common areas and all fixtures, floor and wall coverings, cabinets, windows and any other items permanently attached to the unit, 40 I UTAH FACILITIES JULY 2011

even items installed by a unit owner specifically for that unit owner’s private use. The association must amend the insured property values, up or down, to the then current 100 percent full replacement amount at each renewal of the association’s property insurance policy. Each unit owner is an “insured person” under the association’s property and liability insurance policies. The unit owner should have an HO6 (condominium association unit owner’s insurance policy) with property (coverage A) limits equal to or greater than the association’s property insurance deductible. Otherwise, the unit owner could be responsible for paying the deductible out of their own pocket after a loss. The association’s policy is always primary; the unit owner’s policy is secondary. If a unit owner makes a claim against the association’s property policy, that owner alone is responsible for meeting the association’s policy deductible. If two or more unit owners make a claim against the association’s property insurance policy, then each is responsible for a portion of the deductible in proportion to their percentage of loss. The association is responsible for putting aside money in the amount of $10,000 or the full property insurance deductible, whichever is less. The association must provide notice of changes in the property insurance deductible, if they don’t do so in compliance with UCIOA then the association, not the unit owner, is

responsible for the difference between the old deductible amount and the new deductible amount. Property losses, not exceeding the association’s property insurance deductible, need not be reported to the association’s property insurance carrier. Further, if such a loss occurs in an individual unit, that unit’s owner, and not the association, is solely responsible for the cost of repair. If the unit owner affected doesn’t have insurance, then they must pay for all repairs out of their own pocket. The limit of liability insurance may be set by the association, but cannot be less than an amount specified in the association’s documents. While many other parts of the law become effective July 1, compliance with the insurance provisions is required at the association’s next renewal. Meaning that if you happened to renew your association’s policy on June 30, 2011, you would not have to make any insurance changes for a full year, until June 30, 2012. Only highlights of the insurance provisions of the new laws have been reviewed here. Sweeping changes also affect many other significant portions of Utah’s common interest community law, and many of them go into effect July 1, 2011. Daniel Kennedy, CIC, is a vice president of Ascend Insurance Resources and can be reached at dkennedy@ascendins.com or 435.604.9729. UF


Q U A L I T Y FA L L P R O T E C T I O N

wall anchors

roof anchors

horizontal life lines

Work safe. Stay anchored. Creating a safe workplace for suspended work on the outside of your facility is a critical requirement. It is imperative that your property meet OSHA regulations and ANSI guidelines for fall-protection. American Anchor staff is uniquely qualified to assist you in meeting today’s demanding and often confusing OSHA and ANSI fall protection regulations. With over 700 completed projects across the county we have the experience you want. American Anchor will work closely with you to insure your property and your contractors are protected from harm. U The finest quality fall prevention equipment in the country U Stainless steel and hot dipped galvanized construction U Inspections and Certifications of existing systems U Professionally engineered and installed during construction or retrofit to any existing rooftop U Call us for a free evaluation of your current project and avoid costly liability

œÀ«œÀ>ÌiÊ"vwViÊUÊÇ£Ê “Ê-ÌÀiiÌ]Ê-ՈÌiÊÎÊUÊœÝLœÀœ]ÊÊäÓäÎx /i°Ênää‡ÎÇ£‡nÓÓ£ÊUÊ>ÝÊxän‡x{·™£™™ÊUÊ “>ˆ\ʈ˜vœJ>“iÀˆV>˜‡>˜V…œÀ°Vœ“ www.american-anchor.com ,i}ˆœ˜>Ê"vwViÃʏœV>Ìi`ʈ˜\ʏL>˜ÞÊn{x‡Ó{™‡Çn{£ÊUÊœÕÃ̜˜Êǣ·™xȇÇxÓ£ÊUÊ iÜ>ÀŽÊnää‡ÎÇä‡äänÇÊUÊ*…œi˜ˆÝÊ{nä‡Ó{ȇÎÓxÈ 7>ň˜}̜˜Ê ° °ÊÇ䷙ǣ‡ÎÎÇÎÊÊUÊÊ"«i˜ˆ˜}Êܜ˜Êˆ˜Ê->ÌÊ>ŽiÊ ˆÌÞÊ>˜`Ê>ÃÊ6i}>à UTAH FACILITIES JULY 2011 I 41


building design

Building Information Modeling Improving Accuracy, Efficiency, Decision Making By Rick Stock

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volution is a reality. Not to say that mankind developed from prehistoric swamp gas, but evolution in the building design industry has been happening for years and will continue in the future. So what is one of the recent developments, and what impact does it have on designers, builders and owners? It’s a thing called BIM. BIM stands for Building Information Modeling. BIM is an allencompassing acronym for a multitude of drafting software programs that utilize three dimensional technologies. Much like the quantum leap with the advent of personal computers and CAD (Computer Aided Drafting) over 20 years ago, BIM is the driving factor in adding the third axis of dimensioning to designs and plan development. In this region of the country, the software most widely used is Revit. Revit comes in several specialty packages; Revit Architectural, Revit Structural and Revit MEP (mechanical, electrical and plumbing). Each design discipline uses the detailed package that’s appropriate for them, but can import other packages into their set from other disciplines to achieve total integration and development of the design model. Traditional drafting is flat, whether it be hand drawn on a drafting table with a T-square and triangles or on a computer using traditional CAD. That means, in geometrical terms, only the X and Y axis of dimensioning is shown. Building objects and elements are displayed as lines, one on top of another, with no depth being presented. True, in traditional CAD, layers of individual drawings could be placed on top of each other for an integrated look, but the result still remains flat. With BIM/Revit, the missing Zaxis is brought into play. Now, a virtual 42 I UTAH FACILITIES JULY 2011

model is created that requires architects and engineers to place beams, windows, HVAC ducts, electrical conduits into their proper place and allows for full dimensioning during design. The result is a computer generated model of the building. This model can be rotated, tilted, cut or sectioned almost any way desired to view the spatial relationship of each building component with another. Routing of ducts and electrical raceways can be seen in relation to structural members. Does this make the designer’s job more demanding? You bet it does. Not only do the jobs of the architects and consulting engineers become more exacting and critical, but it also places additional requirements on their drafting departments. Drafters now become more integrated into the actual design process. No longer are they the “line drawers”they were in CAD. They must have a deeper, special knowledge of the design discipline in which they are operating in. Drafters now become a checkpoint for the engineers and architects with whom they are working. Additional knowledge is absolutely critical of their discipline as well as functional literacy of this new software tool. Some companies, when they make the formal transition from twodimensional CAD to BIM, require members of their drafting department to pass a practical competency examination in Revit. The exam includes developing an initial 3D model from a two dimensional plan and then demonstrating the ability to make changes to the model, much like what would happen in the real world. Likewise, engineers are trained to be able to utilize the functionality of the Revit models to make additions and changes where and when required, whether it be during a project design review or construction meeting.

What impact does BIM have on the design and construction process? It drives more decisions to be made and locked-in earlier in the design process. Decisions on sizes and placement of building elements must be made earlier than before in order to create the model. The benefits are many. Fewer changes are made late in the design process which reduces changes of scope with the inherit costs. Designs are more accurate. Construction cost estimating becomes more precise due to the greater detail in plans. Constructability issues related to buildings systems integration of the various disciplines are identified in design rather than in the field during construction. This reduces field construction delays, allowing the project to move ahead and potentially saving on material waste. Building owners and developers can realize large benefits from BIM. By employing architects, consulting engineers and contractors who have adopted this third dimension design technology project, design can be delivered with more accuracy, which should lead to faster construction delivery. Design decisions are made earlier and with fewer down-stream construction issues. Buildings are a tool for business. If a building can be occupied faster and with fewer changes, cash flow starts quicker. We’re all in the business to make money. By using the latest technology, we all achieve this goal in a win-win scenario. Evolution is real and alive in the architectural, engineering and construction industry. Rick Stock is the executive vice president for Dunn Associates, Inc, consulting structural engineers. He can be reached at 801.575.8877 or rstock@dunn-se.com. UF


energy savings

The Search for Energy Savings Improve Energy Performance, Save Money with Rebate Programs

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hat you don’t know about energy-consuming equipment in your buildings could cost you. Boilers, furnaces, water heaters, air-conditioners, windows — if any of these systems are under performing, you are losing money. Assessing the efficiency of systems and navigating through rebate programs to improve a building can seem like a daunting prospect, but it doesn’t have to be. With the help of local utility companies and the wealth of free resources and technical assistance available today, improving the efficiency of a building and saving money can be easy. There are countless ways to save and improve the bottom line. Identify and Assess Knowledge is power and in this case, money. The first step is to inventory existing equipment and look at proven suggestions for improving energy performance. The Department of Energy website is an invaluable resource for cost saving tips. The Office of Energy Efficiency

and Renewable Energy’s Building Technologies Program works closely with the building industry to conduct research and development on energyefficient technologies and promote energy and money-saving opportunities to builders and consumers. Find tips on their website on how to use efficient and renewable energy in buildings and access information resources, training and financial incentives, as well as relevant publications and webinar information. Another significant, free resource to building owners is the ENERGY STAR Portfolio Manager. The Portfolio Manager is an interactive energy management tool that allows you to track and assess energy and water consumption across your entire portfolio of buildings in a secure, online environment. Whether you own, manage or hold properties for investment, Portfolio Manager can help you set investment priorities, identify under-performing buildings, verify efficiency improvements and receive EPA recognition for superior energy performance.

The Office of Energy Efficiency and Renewable Energy’s Building Technologies Program has a library of tools for improving building efficiency. Visit their site at www.eere.energy.gov for more information on: • EnergyPlus — Software for modeling building energy flows • Building Energy Software Tools Directory — Database of more than 300 tools • Qualified Software for Calculating Tax Deductions — Approved for federal tax incentives • Building Energy Codes — Software tools and information to help clarify energy code compliance • High Performance Buildings Database — Case studies of energy-efficient buildings • Tax incentives — Financial incentives that can help improve your building • Window Volume Purchase — Listing of vendors offering high performance (R-5) and low-e storm windows • Appliance Standards — Test procedures and minimum efficiency standards

Your Utility Can Help If you plan to purchase new equipment – such as food service, laundry, HVAC, water heating or lighting – find out what rebate programs are available by contacting your utility company. Local utility companies are a great starting point and can provide beneficial, free information on improving your building’s performance. Both major utility companies in Utah have energy-efficiency programs available for existing and newly constructed commercial buildings. Utilities may provide rebates or incentives for specific types of energyefficient equipment and can help you identify cost-effective, energy-saving opportunities. Rebates for energyefficient equipment provide immediate cost savings at the time of purchase, and the equipment will provide significant energy savings over time. Now, Start Saving! Take advantage of the wide array of resources available to building owners to help improve the energy performance of your buildings. If you have determined that an equipment upgrade is right for your building and situation, contact your local utility to verify your eligibility and start the process today. Once your qualifying project is complete, you can look forward to receiving a rebate and begin reaping the benefits of energy and cost savings. To learn more about commercial energy efficiency, visit www.eere.energy.gov and www.energystar.gov. For more information about energy efficiency, technical assistance, and how to take advantage of rebates for natural gas equipment, contact QuestarGas® Company’s ThermWise® program representatives at ThermWise.com or call 1-800-567-3460. Additional resources and incentives may be available for electric equipment by visiting rockymountainpower.net/wattsmart. UF UTAH FACILITIES JULY 2011 I 43


BRIEFLY collaboratively with many stakeholders during this project’s evolution and implemented the vision of WSU with a facility that brings not only pride but good conscience as a result. With the team’s concerted efforts to utilize highly sustainable processes in the areas of water usage, energy efficiency waste management, air quality and thermal comfort systems, MHTN brought forth a new facility that all stakeholders and users of the Hurst Center can appreciate and enjoy.

Photo by Zone VII Photography The Hurst Center for Continuing Education on Weber State University’s campus in Ogden earned a LEED Silver Certification by the U.S. Green Building Council for its cutting-edge and responsible design and operational elements that are

44 I UTAH FACILITIES JULY 2011

proof of the University’s unwavering dedication to energy efficiency and environmental impact with their new facilities. LEED is the nation’s preeminent program for the design, construction and operation of high performance green buildings. MHTN Architects worked

The green features of the 41,255 square-foot facility include a unique air barrier to isolate the outer skin of the building. The interior materials all have low VOCs (volatile organic compounds). The lights are controlled by individual room sensors. The boiler has a high efficiency air-filtration system. The roof is a low-emissivity membrane that reflects sunlight.


Hunt Electric celebrated 25 years of business in June. Richard Hunt, CEO of Hunt Electric, started the company in 1986 with one truck, one other electrician and one garage.

(UAE). The grocery chain received the “Outstanding Leadership in Energy Efficiency and Conservation” award at the 26th Annual Western States Energy Conference in Salt Lake City.

Today, the company boasts over 250 employees. It has moved from providing traditional electrical contracting to design-build and engineering, renewable energy services, infrastructure and traffic, communication and preventative maintenance. In short, the company is a “full-service” electrical contractor. For example, the City Creek Block 76 project involves six of the company’s divisions.

Smith’s was recognized for retrofitting all of its 132 stores in seven states with more efficient energy systems. The energy savings are part of a concerted effort by Smith’s to cut energy use by implementing innovations in heating, cooling, water, lighting and recycling. A recent energy-savings change converted frozen food cases from fluorescent lighting to LED lighting throughout the stores. Smith’s anticipates saving as much electricity as it takes to power 1,838 singlefamily homes in Utah for one year through that measure alone.

Hunt Electric has been successful in the ever-evolving industry by instilling cutting-edge technologies and equipment. The most current CAD and BIM software has enabled higher efficiency and greater quality. Hunt Electric’s BIM capabilities have been used for projects such as City Creek, Topaz Data Center and various solar projects. Other current and completed Hunt projects include I-15 CORE, O.C. Tanner, Westminster College, Daybreak Corporate Center, The Canyons, The U.S. Ski Center of Excellence and Victory Ranch.

“Smith’s is committed to being a responsible steward of the environment

and has found that a combination of preventative maintenance and new technology has a major impact on reducing energy consumption,” said Steve Peacock, Smith’s vice president of energy management. “We are honored to be recognized for our energy efficiency policies.”

The sale of two office buildings in Utah County is the first office building transaction above the $5 million mark since November 2009. Thai Properties sold its 60,000 square-foot office building in Lehi for $9.2 million to Reynolds Construction. A second building in Provo, Canyon River Center, was sold to Ace Real Estate Ventures. Financial terms of the Canyon River Center sale were not disclosed. However, both office buildings were paid for in cash.

continued on page 46

Hunt Electric gives special thanks to its customers and partners for being central to its success. It also recognizes its valued employees, who have followed the company’s values, especially integrity. The employees, the clients, the partners and Hunt, have been fundamental in the company’s overall success. The expectation is that the company’s values and relationships will remain strong through this next quarter century and longer.

Smith’s Food & Drug Stores was recognized as a leader in conservation and energy use efficiency by the Utah Association of Energy Users

UTAH FACILITIES JULY 2011 I 45


BRIEFLY continued from page 45 The CB Richard Ellis team of Kreg Peterson, Eli Mills and Tucker White represented Thai Properties, LLC, the seller. James Mecham, office specialist with CBRE, represented Reynolds Construction, the buyer. Mills and White represented Floridabased LNR Property in the sale of its 81,000 square-foot Canyon River Center. Ace Real Estate Ventures was represented by Laurie Adair, office specialist with CBRE. “These two cash transactions represent the first time since November 2009 that an office building in the state of Utah has sold above the $5 million mark,” Tucker White said. “This is a significant sign that investors and users are confident to start buying again.”

SelectHealth was recognized with the LEED Silver award from the U.S. Green Building Council (USGBC) for its new headquarters in Murray, Utah. The USGBC created the Leadership in Energy and Environmental Design (LEED) rating system to provide a set of performance standards for certifying

46 I UTAH FACILITIES JULY 2011

sustainable buildings and developments. LEED buildings are designed to be healthier and safer for their occupants, maximize energy efficiency, and reduce the environmental impact of the building. To qualify for this certification, several features were incorporated into the design and construction of the SelectHealth building, including daylight views for more than 90 percent of work stations, water-saving landscape design, high-efficiency fixtures, reserved parking for lowemitting and alternative-fuel vehicles and a building-wide mixed-use recycling system. “It is an honor to accept this award on behalf of our organization,” said Pat Richards, SelectHealth president and CEO. “The efforts to achieve LEED certification will result in less impact on the environment now and in the future, as well as a healthier atmosphere for our employees.”

PMH Investors LLC purchased the Provo Marriott Hotel on May 23 and turned management over to Marriott International. Previously, the hotel was owned by Marriott as a franchise and managed by Sunstone Hotels. Marriott International will be responsible for overseeing day-to-day operations of the hotel, marketing the property and general maintenance, said John Garfield, the hotel’s general manager. The new investors will renovate the 310,000 square-foot hotel, including the 330 rooms and

The LEED award was presented at a celebration for Earth Day and the one-year anniversary of the new SelectHealth building. The building was designed by VCBO Architecture with construction led by Jacobsen Construction.

the hotel lobby, in time for the opening of Utah County’s new convention center. “We think it is going to be a very positive thing,” said Garfield. “The future looks good for the hotel.”


UTAH FACILITIES JULY 2011 I 47


Utah Facilities P.O. Box 970281 Orem, UT 84097-0281 CHANGE SERVICE REQUESTED

Utah Facilities July 2011  

Solutions for Building Owners & Managers

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