The First Facility Management Blog

The 4100 Knox-Vault from Knox Company is the latest addition to the company’s family of Rapid Entry System products. Able to hold up to 24 keys, this vault is designed for applications where the Knox 3200 Series is too small and the 4400 Series is too large.

4100 Knox-Vault from Knox Company

The Knox Company’s Rapid Entry System is a secure emergency access program developed for facility managers and fire departments. When a fire breaks out or there is a medical emergency, Knox products allow immediate entry into buildings and property without forced entry damage or delay. Facility managers store entrance keys, access cards, and floor plans in the vault, mounted near building entrances. Each vault purchased by a facility manager is keyed to a single master key controlled by their fire department.

The 4100 Knox-Vault is available in both single and dual lock configurations, as well as recess and surface mounted models. The UL1037 listed vault is available with an optional holder for a FDC Keywrench and access cards, which allows departments to keep a Knox keywrench on site. (Facility managers should always check with their local fire department for proper installation location of Knox products.)

The U.S. EPA has released results of a limited field monitoring study of artificial-turf playing fields and playgrounds constructed with recycled tire material, or “tire crumb.” According to the Agency, this study was intended to gain experience conducting field monitoring of recreational surfaces that contain tire crumb. EPA will use the information to help determine possible next steps to address questions regarding the safety of tire crumb infill in recreational fields.

The EPA study is available for download.

“The limited data EPA collected during this study, which do not point to a concern, represent an important addition to the information gathered by various government agencies,” said Peter Grevatt, director of EPA’s Office of Children’s Health Protection. “The study will help set the stage for a meeting this spring, where EPA will bring together officials from states and federal agencies to evaluate the existing body of science on this topic and determine what additional steps should be taken to ensure the safety of kids who play on these surfaces.”

Recycled tire material, or tire crumb, is used in many applications, including as a component in synthetic turf fields and playground installations. According to the Synthetic Turf Council, artificial turf has been installed in approximately 4,500 U.S. fields, tracks and playgrounds.

In response to concerns raised by the public, EPA conducted a limited “scoping study” of tire crumb, which consisted of collecting air and wipe samples at three locations near EPA laboratories at Raleigh, NC, Athens, GA, and Cincinnati, OH. Sampling also was conducted in the Washington, DC area.

The limited study, conducted August through October 2008, found that the concentrations of materials that made up tire crumb were below levels considered harmful. However, given the limited nature of the study (limited number of constituents monitored, sample sites, and samples taken at each site) and the wide diversity of tire crumb material, it is not possible, without additional data, to extend the results beyond the four study sites to reach more comprehensive conclusions.

The study confirmed that most of the methods tested were accurate, reproducible, and appropriate for measuring concentrations of tire crumb constituents and therefore can be used in future studies.

Findings Of The Study

• Particulate matter, metals, and volatile organic compound (VOC) concentrations were measured in the air samples and compared with areas away from the turf fields (background levels). The levels found in air samples from the artificial turf were similar to background levels.
• No tire-related fibers were observed in the air samples.
• All air concentrations of particulate matter and lead were well below levels of concern.
• More than 90% of the lead in the tire crumb material was tightly bound and unavailable for absorption by users of the turf fields.
• Zinc, which is a known additive in tires, was found in tire crumb samples. However, air and surface wipe monitoring levels of zinc were found to be below levels of concern.

EPA is aware that studies by other agencies were undertaken or completed while this survey was under way. EPA is planning a 2010 meeting with federal and state agencies to review all new study data and determine next steps. More information on artificial turf in the Exposure Research section of the EPA’s Web site.

This year marks the 10th year that Philips Electronics has been the official Lighting Partner to the Times Square Ball that heralds in the new year in New York City. Over the past decade, Philips’ investment in solid state lighting has helped to marry the Ball’s combination of tradition with innovative technology.

The 2009 Times Square Ball

New this year was the conversion of the numerals (2-0-1-0) on the Times Square Ball to all LED technology. Previously, these were not LEDs; however the rest of the Ball has been lighted with LED technology since the 2007-2008 New Year’s event. Philips led the conversion of the Ball’s light source from incandescent and halogen bulbs to its LUXEON LED technology in 2007-2008 as well as its subsequent upgrade to more energy efficient LUXEON LEDs the following year.

Now, in 2009-2010, Philips completes the final step in its conversion of the entire Times Square Ball application to an LED platform. The 545 custom designed, scalloped LED flood bulbs—the Philips EnduraLED PAR 30 Longneck—that light the numerals use 9 watts each, compared to the 40 watts consumed by the incandescent and halogen bulbs previously used, representing a 78% energy savings.

Philips Lighting engineer Oscar Zheng assists a Landmark Signs technician in upgrading the Times Square Ball Numerals for the 2009-2010 New Year's Eve celebration.

“Following our landmark upgrade of the Times Square Ball to LED technology over the past two years, we are very excited to deliver yet another innovative LED solution that helps to elevate the impact and sustainability of the Times Square Ball through the use of our powerful new LED flood bulbs in the Numerals,” said Ed Crawford, CEO, Philips Lighting North America.

“Global icons like the Times Square Ball are not the only applications that can enjoy the benefits of LED technology. In addition to offering a wide range of professional LED solutions, we are delighted to offer a broad line of LED retrofit bulbs to consumers for the first time, enabling everyone to enhance their life with light through high performance, energy efficient and long life LED lighting.“

Walt Neilson, maintenance team leader at Mercy Hospital in Grayling, MI has worked at the 99-bed hospital for 36 years. With winter upon this facility in northern Michigan, Neilson discussed with TFM his department’s purchase of snow melting mats from HeatTrak, a Paterson, NJ-based manufacturer of electric outdoor heated matting products.

TFM: Where on the Mercy Hospital property do you use HeatTrak matting products?

Neilson: We have been using them at two modular outbuildings on our campus—one is a clinic and one is an office. And for this winter, we just ordered mats for a third building—a specialty clinic which is a permanent structure.

The HeatTrak heated mats used outside of three Mercy Hospital buildings in Grayling, MI.

TFM: When and why did you first purchase the heated mats?

Neilson: We bought them two years ago for the modular buildings. There were cement steps leading up to one of the clinics, and with the snow and ice we get here in the winter our staff had to put a lot of salt down to keep the stairs clear. Well, in addition to the labor expended on this task, the salt also ate up the concrete. So we removed the concrete and put down treated lumber steps, along with a handicap ramp. We ran into a problem with the treated lumber, because it would get very slippery when wet. So that was an issue.

At that point, someone suggested heated mats and we found HeatTrak. That was when we first ordered them, and they have worked out great. The first order was for the clinic with the treated lumber steps; this facility is used by staff. We use a combination of the full mat along with the stair mats. The company will make the mat to fit the number of stair treads you have and will join them with the landing area, so you only need one power outlet. Another nice feature is that the products have grommets, so we can screw them down to the wood deck and leave them there for the duration of the cold season. Then, when spring arrives, we roll them up and put them in storage.

Heated stair mats in use at Mercy Hospital

And the mats don’t have to be on 24 hours a day. They are thermostatically controlled, so when the temperature drops to our preset temperature, the mats turn on. It’s automatic.

These technologies are very useful, because here in Michigan, temperatures can drop 40 degrees in one day. We’ve gone from 70 degrees to 30 degrees in 24 hours.

TFM: Why haven’t you installed the heated mats around the main hospital building?

Neilson: In front of the hospital, we have heated sidewalks with piping underneath. We installed those three years ago as part of an emergency room addition. This radiant heating approach was used from the ER entrance all the way to the main entrance. Turning those on and off is also controlled with temperature sensors.

TFM: Any other comments on how the heated mats have affected your operations?

Neilson: For just one slip and fall avoided, it’s worth it to prevent the injury and a possible lawsuit. For instance, for the clinic with three ramps, the groundskeeper would be clearing or salting one ramp and someone might be walking on the second ramp that hadn’t been cleared yet and then, oops, there’s a fall. You cannot clear or salt all three ramps simultaneously to prevent it. So that’s where these heat mats have been very beneficial to our maintenance operation.

The Garland Company, Inc., a manufacturer and distributor of roofing solutions, recently updated its GreenShield® vegetative roof technology by introducing movable, interlocking container modules that encapsulate plant material and the underlying growth layers. These product updates were aimed at easing installation and maintenance of the vegetative roof system.

The Garland Company's GreenShield Module system features 46"x46" modules.

The GreenShield Module system uses industrial grade 46″x46″ modules molded with pallet channels (for fork lifting) and drainage perforations. The pallet channels also serve as port ways for drainage and/or irrigation, and provide bair flow to the root systems. (When the GreenShield vegetative systems are paired with a waterproofing membrane from Garland’s StressPly® modified bitumen family of roofing systems, no additional drainage is needed.)

The modules can incorporate any lightweight soils, aggregates, filter fabrics, and green roof plants developed for the existing Garland GreenShield technologies, while allowing the flexibility of distinct plant media in each module. The GreenShield modules can be cut and shaped to any landscape setting, and sprinkler heads can be cut into the modules where needed.

The GreenShield Module systems retain the benefits of green roofing, including UV and heat insulation, reduced rainwater runoff, noise reduction, and membrane protection. Also, they can be loaded up with plant materials that have been growing in advance of the roofing job.

The GreenShield Module system is the latest innovation introduced under the Garland Green House, which encompasses  ENERGY STAR®* qualified roofing restoration systems.

This Web Exclusive comes from Rob Haddock, director of the Metal Roof Advisory Group, Ltd. of Colorado Springs, CO. He is a consultant to The Metal Initiative, the educational arm of the metal roofing and wall industry in North America.

Standing seam metal roofing can represent the state of the art when it comes to a durable, sustainable, eco-friendly approach, providing three or four decades of reliable service life. Unfortunately, this roofing option and the maintenance freedom it affords is often sabotaged when it comes to mounting essential rooftop equipment and ancillary mechanicals.

Regardless of the roof type, the best way to prevent rooftop problems is to clear the roof of any unnecessary equipment. And while facility managers would prefer an uncluttered roof, it is sometimes necessary or convenient to mount HVAC equipment—as well as screens to hide it, piping to fuel it, scuttles to access it, and walkways to service it.

There may also be a need for satellite dishes, lightning protection, solar panels, advertising signage, fall protection systems—and the list goes on. However, with some basic understanding of the “dos and don’ts,” rooftop equipment mounting, while unavoidable, can be made simple and trouble free on low-slope metal roofing.

Seam clamps ease rooftop mounting. One instance where this comes into play is mounting photovoltaic solar arrays.

Penetration-Free Attachment
Standing seam metal actually offers advantages over other roof types when mounting of ancillary fixtures does become necessary. These roofs are particularly well suited to accept special seam clamping hardware that grips the standing seam systems without puncturing their membranes (see example at right).

Unlike other roof materials, metal is rigid. The standing seam area creates a beamlike structure that can provide an anchor for things like walkways, solar arrays, condensing units, and gas piping without harming the weathering characteristics of the roof. Mechanicals can be secured safely and cost effectively to these seam clamps leaving the roof membrane free of penetrations. The clamps provide great holding strength, last the life of the roof, and preserve thermal cycling characteristics of the roof system.

If roof attachments are required, here are some tips that could prevent problems over time:

• Use penetration-free attachments whenever possible.
• Never use adhesives to secure attachments to metal roofing.
• Use only attachment clamps made of non-corrosive metals such as aluminum along with stainless steel mounting hardware. These metals are compatible with anything that may be found on a metal roof.
• Be sure that round-point setscrews are used to secure the clamp to the seam. This will prevent galling or other damage that could lead to corrosion.
• Any loads placed on the clamp will be transferred to the panels and their anchorage, and subsequently to the structure. That anchorage must be capable of withstanding the added load.

When Penetration Is Unavoidable
In the case of HVAC and plumbing vents, the roof membrane is often penetrated. The soil stack must carry gases from inside out, and the HVAC unit must bring either inside air out, outside air in, or both (see example below). Consequently, holes in the roof are inescapable. The challenge is to waterproof the holes, while also maintaining the thermal cycling integrity of the roof system.

Soil stacks and other round penetrations are flashed with unitized rubber pipe flashings.

There are a few rules for handling these kinds of rooftop penetrations in low slope standing seam that will help ensure trouble-free service. HVAC units and/or related ductwork penetrations should use pre-formed equipment curbs specifically designed to integrate with the roof profile being used. The curb is sealed to the roof and maintains the thermal cycling integrity of the system.

The best curbs are made of all-welded aluminum construction. This material is very compatible with sheet steel (or aluminum) used for roofing and should provide decades of service if designed, fabricated, and installed correctly. Often these curbs are load bearing “structural” varieties that simultaneously provide support and waterproofing. Roof curb suppliers are located throughout the U.S. and can be readily identified by most metal roofing manufacturers.

When penetrations are necessary, pre-formed structural curbs support weight and seal tightly to the roof.

When unusual HVAC equipment sizes and weights are involved, often the support and weatherproofing functions are divided as the unit is mounted on a structural curb, which is integral to the building’s structural framing system. When such a design is used, a second “flashing curb” must be employed to satisfy the specific waterproofing challenges of a metal roof. The first curb (or frame) supports the weight of the unit, while the second does the waterproofing and is integrated into the roof system. The outer curb features the same design and material as previously described.

When equipment curbs are used, it is imperative that:

• Welded, aluminum curb construction be used
• Curbs be equipped with diverters on the upslope flange
• Curbs be shingled into the roof so as to avoid “back-water” laps
• Curb walls are at least 6″ high
• Curb and installation be “floating” and not pinned to the building structure
• All seals be made with butyl tape/tube grade within the joints (not exposed sealants), with careful attention paid to “marrying” seals at the panel seams
• Curb sidewalls be located at least 6″ from the nearest adjacent seam to allow sufficient drainage to the sides of curbs
  

  Frame mounted HVAC unit using pipe supports extending down to the building structure and flashed through the roof using rubber pipe flashings

Round Penetrations
Round shapes, such as plumbing vents or pipe supports for rooftop equipment, should be flashed through the roof using EPDM (Ethylene Propylene Diene Monomer) rubber pipe flashings. The cone-shaped rubber is field cut to size and stretch-fitted to the pipe. It is recommended that a stainless steel draw band be used at the top of the flashing to ensure that the flashing never inverts itself. The part has an integral aluminum compression ring that is laminated to the rubber base.

The pipe flashing must be anchored to the roof panel only, and not to the building structure or deck. To do the latter would create an inadvertent “pinning” of the roof panel, compromising its freedom of thermal movement. Ideally these flashings should be centrally located to ensure free drainage.

In any event, interrupting a seam should be avoided. This flashing assembly, which is sealed to the roof with butyl copolymer tape sealants, should offer 20 or more years of service life. In summation, when using these rubber pipe flashings, it is important to remember the following:

Detail of pipe flashing through a standing seam metal roof (Click on image to see larger version.)

• Use unitized EPDM rubber pipe flashings (black preferred) with stainless steel draw band.
• Locate round penetrations centrally in the panel
• Seal with butyl tape beneath base; then fillet with one part polyurethane
• Do not pin flashings to the structure or deck

Rooftop mountings and penetrations are a challenge for any roof type or material. But following these guidelines will help to ensure trouble-free and enduring performance for low-slope metal roof systems.

A partnership of the American Society of Landscape Architects (ASLA), the Lady Bird Johnson Wildflower Center, and the U.S. Botanic Garden, the Sustainable Sites Initiative has released the first rating system in the U.S. for the design, construction, and maintenance of sustainable landscapes, with or without buildings.

The Initiative’s rating system represents four years of work by dozens of the nation’s leading sustainability experts, scientists and design professionals, as well as public input from hundreds of individuals and dozens of organizations. The announcement took place at the U.S. Botanic Garden in Washington with the participation of Nancy Somerville, executive vice president and CEO of ASLA, Susan Rieff, executive director of the Lady Bird Johnson Wildflower Center at The University of Texas at Austin, and Holly H. Shimizu, executive director of the United States Botanic Garden.

Overview Of The Rating System

The rating system works on a 250 point scale, with levels of achievement for obtaining 40%, 50%, 60% or 80% of available points, recognized with one through four stars, respectively. If prerequisites are met, points are awarded through the 51 credits covering areas such as the use of greenfields, brownfields, or greyfields; materials; soils and vegetation; construction and maintenance.

These credits can apply to projects ranging from academic and corporate campuses, parks and recreation areas, transportation corridors, and single family residences. The rating system is part of two new reports issued from the Initiative, “The Case for Sustainable Landscapes and Guidelines” and “Performance Benchmarks 2009″, both available for download here.

In order to test the rating system, the Sustainable Sites Initiative has opened a call for pilot projects in conjunction with today’s release of the rating system. Any type of designed landscape is eligible, so long as the project size is at least 2,000 square feet. The call will remain open until February 15, 2010, and the initiative will work with and oversee the projects during the two-year process. More information about the pilot projects is available at www.sustainablesites.org/pilot.

Roof Express, a provider of roof asset management services based in Greenwood  Village, CO, has been approved as a vendor with the  U.S. General Services Administration (GSA) and awarded a five-year contract, effective September 4, 2009. The contract is within the Facility Maintenance and Management schedule of the GSA.

“Roof Express has provided roof asset management services on over 4,500 buildings and 42 million square feet of roof area for the U.S. Air Force, the U.S. Army, and the U.S. Navy. We are currently implementing roof asset management services for an additional 2,000 buildings and 16 million square feet of roof area for the Air Force,” said Richard Rast, President of Roof Express. “We are excited to have secured a contract with GSA, and believe we are in a position to provide the best roof management consulting service available to the U.S. Government.

A project Roof Express has already worked on for the U.S. Navy involved surveying and providing recommendations on 6.5 million square feet and over 600 buildings in the Washington D.C. Naval District.

Under the GSA Schedules (also referred to as Multiple Award Schedules and Federal Supply Schedules) Program, GSA establishes long-term, government-wide contracts with commercial firms to provide access to over 11 million commercial supplies (products) and services that can be ordered directly from GSA Schedule contractors or through the GSA Advantage!® online shopping and ordering system. GSA Schedules offer customers direct delivery of millions commercial supply items and services at volume discount pricing, in addition to the potential benefits of shorter lead times, lower administrative costs, and reduced inventories.

“Roof Express has become a much needed liaison between our individual Air Force Bases and the Major Command by providing comprehensive roof surveys, data management, reports and training for our personnel. The online database housing our roof information is easily accessible to all levels for optimal decision making and the immediate implementation of critical projects,” said Barbara Wilt, ACC/A7OI, Command Structural Engineer. “We are thrilled that Roof Express is now an approved vendor, providing another contract vehicle that may allow us to reduce lead times and conveniently solicit their services.”

The International Code Council and the Department of Homeland Security Federal Emergency Management Agency (FEMA) are teaming up to reduce the loss of life and property caused by natural disasters. A memorandum of understanding calls for FEMA and the Code Council to support the maintenance, adoption, outreach, training, and enforcement of disaster-resistant building safety codes to reduce human and economic losses resulting from natural hazards including hurricanes, earthquakes, tornadoes, and flooding.

“Our agreement with FEMA addresses the role of First Preventers, code and fire officials who prevent harm by ensuring compliance with building safety codes before a disaster occurs,” said Code Council Immediate Past President Steve Shapiro, who called for creating the Council’s Disaster Support Program. “Our members also have the experience and capability to provide help to communities during those moments when skilled extra hands are needed during response and recovery from natural disasters. Code compliance and permits are vital to a community’s safety.”

“Hurricane Katrina taught us some valuable lessons about partnerships,” said FEMA Administrator David Paulison. “Our pre-disaster partnerships are key and this new, formalized partnership with ICC will go a long way toward making America safer. Mitigation—reducing disaster losses before events strike—is more important than ever in today’s economy. Small investments now will provide big returns when disasters do strike. We’re glad to be partnering with the Code Council. Bringing together all of the energy, creativity, and knowledge our two organizations represent is a big step forward in reducing America’s risk profile.”

Under the agreement, the Code Council will provide direct assistance to FEMA on a range of programs designed to reduce losses during natural disasters. FEMA will participate in the Council’s code development process, using its data to help develop future codes that increase public safety. The organizations also will jointly develop a strategy to promote code adoption to enhance disaster resistance in the built environment.

FEMA and the Code Council have a history of cooperating successfully to enhance public safety. FEMA was one of the first federal agencies to recognize the benefits of model building codes and to participate in the code development process. The two organizations worked together to incorporate the National Flood Insurance Program floodplain management regulations and the National Earthquake Hazards Reduction Program Recommended Provisions in safety codes developed by the Council.

This Web Exclusive comes from Michael Winegard, East Coast Regional Sales Manager for BetaLED, a brand of Beta Lighting (a Wisconsin-based Ruud Lighting company).

Excluding labor, energy is typically the highest cost that hoteliers face. More efficient building products, equipment, and systems can be used to lower energy usage throughout a property, whether new construction, remodeling or in existing facilities via retrofitting.

A hotel may incorporate green design with the intention of seeking LEED certification or with the objective of cutting long-term energy costs, but the overall result will be the same—a reduction in the negative impact the building will have on the environment. The building industry is acknowledging that going green is the right thing to do. The public is also keenly aware of that fact in response to recent spikes in energy and gasoline prices. As a result, environmental friendliness can be a marketable strength for a hotel brand and lead to a better reputation among consumers.

That said, I was surprised to read in a Los Angeles Times article, “Eco-friendly lodging firmly taking root,” that only a small fraction of the more than 47,000 U.S. hotels are enrolled in a formal green program. So far, just 11 hotels have been constructed to the U.S. Green Building Council’s LEED standards, and there are only 314 properties that meet Energy Star™ commercial requirements designed to reduce energy consumption.  There is obviously much room for improvement, especially with the push by states’ and municipalities’ new mandates, as well as the recently passed American Clean Energy and Security Act.

LED Luminaires Lead the Way
Recent innovation and continuous improvements in lighting technology have given rise to tremendous energy saving opportunities for hotel owners, developers and architects. Lighting, both interior and exterior, is one area where savings can be found.

Typically, LEDs were thought about only for aesthetic uses. But engineering and technological advances have improved LED luminaires’ performance, and it is possible to use high efficiency LED lighting for commercial applications. Additionally, with their compact size, LEDs can be used in places that are difficult to reach with conventional lighting and can also be arranged in a number of different configurations.

In the hotel sector, reducing energy costs while continuing to meet the diverse needs of guests, owners, and corporate requirements is challenging but by no means impossible. According to the Ontario Restaurant, Hotel and Motel Association, it is estimated that hotels could cut energy costs by 20% or more by adopting proven energy efficiency measures.

And, the U.S. Environmental Protection Agency (EPA) has calculated the cost savings associated with even a 10% improvement in energy efficiency is equivalent to increasing average daily room rates by 62 cents and $1.35 for limited-service and full-service hotels, respectively.

Holiday Inn Express, Brattleboro, VT
The first opportunity to present a positive impression about the relative safety of a hotel or motel property is at the perimeter. Balanced and even exterior lighting—designed to fill the gap between the property boundary and the facility entrance—is the most important nighttime security feature. Public areas, when bathed in light, are both inviting to the guest and a powerful deterrent to crime.

The lodging industry in Vermont, with nearly 20,000 guest rooms, is already one of the “greenest” in the nation. Vermont innkeepers are recognized nationally as leaders in environmental management and environmental protection.

The Brattleboro, VT facility before retrofit. The parking lot was illuminated with 22 250-watt metal halide fixtures.

Last year, through a new technology program from Efficiency Vermont, the Holiday Inn Express in Brattleboro, VT. retrofitted 22 250-watt metal halide fixtures in the parking lot and four 400-watt metal halide fixtures on the property’s access road with LED luminaires. Because of zoning regulations, building façade lights are not allowed at the Holiday Inn Express so it’s critical to have a well lit parking lot.

“The new lighting is awesome; the parking lot illumination is fantastic,” said Chief Engineer Bob Kane.  “We’ve had quite a few guests compliment us on how well lit the parking area is.”

The parking lot lighting was retrofitted with LED luminaires.

The retrofit of these 26 fixtures will save the property 65% over the previous metal halide lighting fixtures assuming a blended rate of .13 cents/kWh at 4,380 hours/year; and 23,700 kWh annually in energy savings.

The Holiday Inn Express is a participant in the Vermont Business Environmental Partnership (VBEP), a state program that recognizes businesses that go the extra step in being environmental stewards. Nationwide, about 300 lodging establishments participate in the Green Hotel program, 65 of which are found in Vermont.

To become a Green Hotel, a business must meet eight standards listed on the VBEP’s web site. The Partnership, a joint effort between the Agency of Natural Resources’ Department of Environmental Conservation, the Vermont Small Business Development Center, the Vermont Hospitality Council, and the Vermont Department of Tourism and Marketing, is a free program geared towards promoting environmental and economic performance.

(Photo Credits: Efficiency Vermont)