Colorado Facilities Mar/Apr 2012

IN THIS ISSUE: Energy Legislation Targets Lighting in Existing Buildings

Multi-Family HousingDevelopment and ManagementRequires Careful Planning

Disaster RestorationMold Remediation Protocols Should not be Ignored

RetailRemodeling a Century-Old Building

Colorado Leads States In LEED

8 11 22

Colorado March/April 2012TM

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Housing for the MassesMulti-family housing Requires Careful Planning and unique tenant-Landlord Relationships

SustainabilityColorado Leads States in LeeD

Retail Remodel ing a Century-Old Bui lding

Colorado

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Contents

Brendle Group, a Fort Collins-based engineering and sustainability consulting firm, partnered with commercial developer everitt-MacMillan in 2010 to acquire and renovate its new headquarters at 212 West Mulberry in Fort Collins. With support from the Fort Collins Downtown Development Authority and several project partners, including architect Greg Fisher, general contractor Dohn Construction and designer Sherman Design, the project incorporated multiple renewable energy technologies, lighting and energy efficiency upgrades, improvements to the mechanical systems and salvaged and recycled materials. As a result of these energy efficient upgrades, the building received LEED Gold Certification in 2011 – one of nearly 100 buildings in Colorado to be LeeD Certified in 2011. Read more on Page 16.

ABOut the COveR

Disaster Restoration 11Mold Remediation Protocols Should not be Ignored

Lighting 12 Energy Legislation Targets Lighting in Existing Buildings

Windows 17Reclaim the View

Life Safety 18Sound Anchors Save Lives

Submetering 19Getting a Charge

Retail 22Colorado’s Retail Outlook

Departments

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March/April 2012TM

COLORADO FACILITIES | March/April 2012 235

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IN THIS ISSUE: Energy Legislation Targets Lighting in Existing Buildings

Multi-Family Housing

Development and Management

Requires Careful Planning

Disaster Restoration

Mold Remediation Protocols

Should not be Ignored

RetailRemodeling a

Century-Old Building

Colorado

Leads States

In LEED

811 22

ColoradoMarch/April 2012

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www.ColoradoFacilities.com

Transit-Oriented DevelopmentDenver Grows its Transit System TOBYSOutstanding Building Awards

16SustainabilityPeople Power Can Help

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CONTACTSPUBLISHER

Travis [email protected]

EXECUTIVE EDITORKelly Lux

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ASSOCIATE EDITORKristen Hutchings

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DESIGN DIRECTORBrett Mickelson

DESIGNERDoug Conboy

PHOTOGRAPHERSDana Sohm

Roger Ottoway

CONTRIBUTORSCraig DiLouie, Josh Elder, Rich Hobbs,

Phillip Saieg, Micah Shelton, Scott Steputi, Mac Urie, Dave Wortman, Bob Zeolla

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Travis Barrington

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© Copyr ight 2011 Colorado Faci l i t ie s Magazine. Colorado Facilities is a Trademark owned by JENGO MEDIA. All rights reserved.

eDItOR’S LetteR

During 2011, some 14 million square feet of commercial building space in Colorado was Leadership in Energy and Environmental Design (LEED) Certified. Colorado led the nation in LEED Certified buildings per capita with 2.74 square feet of LEED-Certified space per person. In 2011 alone, nearly 100 buildings in the state became LEED Certified. These numbers are a testament of Colorado’s commitment to sustainability – especially among building owners and property managers. We, at Colorado Facilities Magazine, commend you in your efforts to improve your buildings’ energy efficiency and reduce your carbon footprint.

In an effort to further Colorado’s efforts, Denver Mayor Michael B. Hancock has joined forces with seven local agencies focused on sustainability to launch Better Buildings Denver. The participating agencies include the Alliance for Sustainable Colorado, Certifiably Green Denver, Denver Energy Challenge, Greenprint Denver, Living City Block, Nonprofit Energy Efficiency Program/Denver Office of Strategic Partnerships, Watts to Water and Environmental Protection Agency, Region 8. Mayor Hancock, who has accepted President Obama’s national Better Buildings Challenge, has issued a Denver-based challenge asking the community to help reduce local energy consumption in buildings by 20 percent by 2020.

Read more about the Mayor’s initiative as well as Colorado’s LEED accomplishments on Page 14 and watch for the upcoming May/June issue of Colorado Facilities, which will be about all things green – including how other buildings have achieved LEED and what vendors are offering green services.

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executive editorColorado Facilities

JENGO MEDIA is a proud partner of

March/April 2012 | COLORADO FACILITIES8

T imes are changing in the housing industry. Multi-family housing is becoming a viable

alternative for many families, elderly and young adults, recently married or single, who are looking for a low-maintenance place to live that is close to work. As transit-oriented development spreads like wildfire across the country, multi-family housing developments are being drawn to the mass transit options these communities offer. However, even amid increased support and interest, some

people still have a few qualms about the multi-family industry. To combat some of those misgivings, the Urban Land Institute (ULI) drafted an informative report that promotes the benefits of multi-family housing. ULI states that multi-family housing is more environmentally friendly than single-family housing and “tends to require less impervious roadway and preserves more contiguous and useful open space than single-family developments. Housing more people on less land,

multi-family development requires less costly infrastructure (water and sewer lines, roadways, electric and gas lines) to support.” With the nation’s current interest in building green facilities, multi-family housing seems to be the way to go. Within the multi-family housing category, affordable housing development is also picking up speed. Denver is no exception. With its emphasis on transit-oriented development, the Mile High City

Housing Massesfor the

By Kristen hutchingsAssociate Editor Multi-family Housing Requires

Careful Planning and Unique Tenant-Landlord Relationships


can connect to other towns and cities in Colorado via light rail, making it a bustling area of growth and development.

Bluff Lake Apartment Homes Colorado’s newest affordable housing development will be the Bluff Lake Apartment Homes, developed and managed by Mercy Housing with Catamount Constructors Inc., as the general contractor, and will be located off of 31st East and Hanover Street in the Stapleton community, 10 minutes

outside of Denver. The $11 million development will be complete spring of 2012 and will provide one-to three-bedroom apartments from 600 to 1,200 square feet for 92 low-income families. Residents seem to be welcoming the new community with open arms. “We recently opened Bluff Lake to receive applications, and on the first day alone we had 300 applicants for these 92 affordable units,” said Jennifer Erixon, Mercy Housing’s senior vice president of real estate development and asset management. “Mercy Housing is looking at tenants who are around 40 AMI (annual median income),” said Geovany Hernandez, KTGY Architecture’s project manager on the Bluff Lake Apartment Homes. KTGY, a California-based company, has extensive experience in affordable housing for single- and multi-family projects. The organization’s sensitivity to green options will reflect in the modern-contemporary designed Bluff Lake complex. “This is a tax credit project, so the building is designed under the 2011 Enterprise Green Communities criteria for Colorado,” said Hernandez. “Bluff Lake is designed to meet some categories such as location and neighborhood fabric, energy efficiency and a healthy living environment. The building will be photovoltaic ready as well. We’re also providing 92 units on a 2.3 acre site (39.2 units to the acre) which is dense and something that green communities require you to provide.” Further energy efficiency features include low-VOC paints and finishes and water conservation fixtures that include, but are not limited to, dual flush toilets.

The Secret to Successful Affordable Housing Management Managing affordable housing units is a little different than managing other developments, Erixon explained. “We have all the traditional property management concerns, like ensuring you are meeting your residents’ expectations and maintaining the property, but in addition to that, because of the

subsidies we receive, there are additional compliance requirements with some of our subsidy providers and their regulations,” Erixon said. One subsidy provider, VASH (Veteran Administration Supportive Housing program), will provide housing for 10 veteran families transitioning out of homelessness. Along with VASH, Mercy has united with Denver Road Home to accomplish the city of Denver’s 10-year goal to address and end homelessness. Through this program, Mercy receives operating subsidies to lower rent for transitioning families. Denver Road Home also provides support by staffing Mercy’s case management team. Mercy Housing has always worked with their tenants’ best interest in mind. The organization was originally started by a group of Catholic sisters who

Owner:Mercy Housing Colorado

Architect:KTGY Group

Civil Engineer:Vision Land Consultants, Inc.

Structural Engineer:Anchor Engineering

Mechanical/electrical/Plumbing Engineer:Raymond Engineering

Landscape Architect:Sage Design Group

Acoustical Engineer:SSA Acoustic

Environmental Engineer:Kemwest, Inc

Geotechnical Engineer:Ground Engineering

teAM DIReCtORy

continued on page 10

Photo courtesy of KTGY Group

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wanted to find a more effective approach in addressing the needs of low-income families. Housing was the key to obtaining the stability many families lacked. Now the largest developer of affordable housing in the country, with national headquarters in Colorado and regional offices in Seattle, San Francisco, Los Angeles, Chicago and Atlanta, Mercy Housing has pledged to offer affordable housing and unique services to improve the welfare of their tenants. “Something that is central to Mercy Housing’s approach is providing services to residents,” said Erixon. “At Bluff Lake, we will have a case management staff that will provide support to our residents and help them with any needs they might have, whether it be job training, resume preparation or helping connect them with outside services they might need. In addition to that, we will also be providing programs for our youngest residents, including summer programs, after school programs and tutoring, just to provide additional support to the residents that live at Bluff Lake.” These after school programs and tutoring will be held in Bluff Lake’s community room. Other features Bluff Lake will provide are a computer lab, laundry services, landscaped courtyards and a 3,000 square-foot playground area.

Future TOD within a Hospitable Community Since families who live in affordable housing often don’t have cars, Mercy locates its developments near public transportation. The land given by the master developer of Stapleton, Forest City, is not currently situated near transit-oriented development, but Colorado has plans for a light rail on the I-70 Corridor. Transportation options and ideal locations greatly contribute in making a community successful, but what really sets a community apart is its residents. Erixon said the Stapleton community voluntarily sent a petition to Mercy’s state financing agencies declaring their support for the Bluff Lake development, an act Mercy Housing doesn’t often see. “I think that is really a testament to the City of Denver and the Denver Road Home plan in that it helps people in Denver understand the need for housing for people who are struggling and facing homelessness,” said Erixon. “Instead of receiving a lot of push back from the neighbors, which is fairly typical, we have received an incredible amount of support and have had a lot of residents ask how they can get involved and be a support to Bluff Lake residents once they move in. I find that to be truly remarkable.”


continued from page 9

Photo courtesy of KTGY Group


DISASteR ReStORAtIOn

M old may appear insignificant at first glance, but it can be extremely costly if

not properly addressed in a legally defensible manner. Mold litigation has become a cottage industry among attorneys since the late 1990’s, and it is something facilities managers should not discount under any circumstances. Specific protocols must be followed when addressing mold spores to protect the property owner, occupant and the company itself. These protocols were established by the leading restoration industry organization, Institute of Inspection, Cleaning and Restoration Certification (IIRCR) and have since been adopted by most major insurance carriers. Additionally, these specific standards of remediation are used by many attorneys when evaluating whether mold situations have been properly addressed. One facility attempted numerous short cuts in dealing with a mold problem. The initial remediation was done incorrectly (by the internal staff of the building) and ended up costing the property tens of thousands of dollars to correct. As expensive as that was, it was nothing in comparison to the millions of dollars the property could have lost had an attorney become involved on behalf of the occupants and/or the employees. As is common in many structures, this facility had experienced numerous water losses during the years. Failing to appreciate the potential long-term liability, management never addressed the water or the mold. Water stains were visible on many ceiling tiles – a sign that there is a greater problem hidden deeper within the structure. Attempting to minimize costs, management had their internal maintenance crew tear out the

dry wall which, because they were not trained in detecting and remediating mold, immediately exacerbated the problem (and the liability). What had begun as a simple structural issue immediately had the potential to become a health claim from employees, visitors and occupants of the building. The mold spores were visible to the naked eye, but instead of stopping

work immediately and calling in a remediation specialist (a necessity in this situation) the crew began bagging the affected drywall, assuming this would eliminate the mold issue. Mold, unfortunately, does not disappear simply because the affected surface is removed. Mold spores become airborne the instant they are disturbed and can quickly travel throughout a structure and enter the lungs of anyone in the affected area. A small initial situation, in other words, can quickly become a large problem. Because mold spores can become airborne, and since mold remediation

protocols were not followed in this case, the spores quickly entered the air handling system and cross contaminated the entire facility. Shortly after the demolition, numerous employees began complaining about breathing problems and skin and eye irritations. One employee had a compromised immune system which intensified the liability of the situation. Ownership was extremely fortunate because employees were understanding and opted for a few paid days off (as well as coverage of medical expenses) rather than involving the legal system. In retrospect, the facility should have immediately called a certified remediation specialist the instant mold was discovered. Following protocol, a restoration firm would have brought in an industrial hygienist to

conduct testing and to establish remediation protocols that would have protected all parties concerned from both health and legal contamination. While a facilities manager is not required to determine whether mold spores are or are

not dangerous, they can be held legally liable for damages should established mold remediation protocols be ignored. As in other situations, ignorance of the law is not a valid defense. Mold issues are a thriving cottage industry among the legal profession. When in doubt, check it out. Saving a few dollars today could lead to a litigant winning a tremendous amount later.

Mac Urie works for Delta Disaster Services. Please direct comments or questions to [email protected].

Mold Remediation Protocols Should not be Ignored

For more tips on mold remediation, visit www.epa.gov/mold/

On the WeB

By Mac Urie

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LIGhtInG

L inear fluorescent lighting consisting of tubular fluorescent lamps operated by electrical

devices called ballasts, which provide the proper starting voltage and then regulate current flowing through the lamps during operation, is common in commercial buildings. For decades, T12 lamps powered by magnetic ballasts served as the workhorse lighting system in commercial buildings until the Energy Crisis of the 1970’s spurred development of more efficient alternatives such as T8 lamps and electronic ballasts. Upgrading to T8 lighting, for example, can reduce lighting energy costs by up to half in typical applications such as offices and classrooms. The T8 family now includes 23W, 25W, 28W, 32W (standard) and 32W (high output or Super T8) lamps and electronic ballasts. These are available with a range of efficiencies and ballast factors that enable tuning of light output for additional energy savings in existing spaces that may be overly lighted. The most efficient electronic fluorescent ballasts carry the NEMA Premium mark on the ballast label. Dimmable ballasts are becoming more efficient, versatile and affordable, making dimmable general lighting a reality. Throughout the 1990’s and 2000’s, demand steadily shifted to T8 lighting as the new standard in new construction, as building owners acted to minimize their energy costs and to respond to more restrictive commercial building energy codes. At least 20 percent of floorspace in the existing commercial building stock built before 1980 was also upgraded. Then, July 2010 marked the end of an era in the lighting industry.

The final phase of energy regulations created by the Department of Energy and the Energy Policy Act of 2005 virtually eliminated the manufacturing and importing of fluorescent magnetic ballasts designed to operate full-wattage and energy-saving T12 lamps, including replacement ballasts, with few exceptions. What’s more, starting July 2012, fluorescent lamp energy standards

recently enacted by the Department of Energy are expected to eliminate most 4-foot linear and 2-foot U-shaped T12, many 8-foot T12 and T12HO and some low-color-rendering 4-foot T8 lamps. Millions of linear T12 lamps and magnetic ballasts are still in operation and will require replacement, presenting a massive retrofit opportunity that is now being compelled by legislation. Owners of T12 lighting systems should consider upgrading to more-efficient alternatives if they have not done so already. There are at least three major options.

Option One First, building owners could replace their ballasts with electronic T12 ballasts and replace their lamps with compliant T12 lamps (which may be offered with limited availability) as their existing inventory fails. While this would improve efficiency while avoiding a mass retrofit, it could be confusing from a maintenance standpoint because it leaves energy savings and does not avoid higher lighting costs due to a premium imposed by the compliant system.

Option Two A second option for owners would be to keep the existing light fixtures and upgrade to T8 lamps powered by electronic ballasts. In some cases, reflector kits can be installed to adapt the optical performance of the fixture to a new lamp type and fewer lamps. Mixing T8 and T12 lamps and ballasts in the same lighting system can negatively affect lighting quality. Since mixing lamps can be confusing for maintenance, a systematic upgrade from T12 to T8 across the lighting system

energy Legislation targets Lighting in existing BuildingsBy Craig DiLouie

In some cases, replacing light fixtures can save energy while improving lighting quality Comparison between a room lighted with three-lamp parabolics (top) and two-lamp high-efficiency premium troffers (bottom).

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is recommended. This option imposes the cost of the upgrade and requires disposal of equipment that may still be operating. It does, however, maximize energy savings and enable other benefits, such as economies of volume purchasing and incentives such as the Commercial Buildings Deduction and utility rebates. Obviously, the biggest opportunities for upgrading are in older, over-lighted buildings where utility costs are high and lighting is uncontrolled and left on all night.

Option Three As a third option, owners can replace the light fixtures, potentially improving lighting quality and reducing the total number of light fixtures in the space. This may involve a redesign of the system that addresses issues of quality such as visual comfort, uniformity, color rendering, spatial definition, shadows, flicker and glare. Source options include T8, T5 and LED general lighting; fixture options include direct/indirect and volumetric-distribution recessed fixtures. If the building’s primary spaces have been re-tasked to new purposes for which the existing lighting system is insufficient, uniformity is poor, light

on walls and ceilings is inadequate or has obvious unaddressed sources of glare and if occupants are unhappy about their lighting, then the space may benefit from a deeper redesign rather than simple lamp and ballast replacement. Regardless of which option is chosen, lighting controls can be added to enhance energy savings and flexibility. According to the New Buildings Institute based in Vancouver, Wash., automatic lighting controls can generate up to 50 percent energy savings in existing buildings. Effective strategies include automatic shutoff, light reduction control, daylight harvesting and demand response. The biggest challenge to incorporating advanced control strategies into an existing building is adding low-voltage wiring, generally limiting opportunities for installation of sophisticated control systems that involve networking of components. As a result, the simplest upgrade options involve the least

amount of rewiring or simply swapping out older ballasts and controls for new controls. Options include wallbox occupancy sensors, intelligent low-voltage relay panels, line-voltage dimming ballasts and wireless RF controls (switches, occupancy sensors, photosensors). Regardless of what the best path forward might be, the workhorse magnetic T12 lighting system is gracefully retiring. Owners of systems will have to upgrade now or later. The questions now are how does the owner wish to manage the process, and how much energy savings and flexibility does the owner want from the new lighting system.

Craig DiLouie is education director for the Lighting Controls Association (www.lightingcontrolsassociation.org), an organization dedicated to providing free public education about lighting control technology and application.

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The easiest controls retrofit involves replacing components with the least amount of rewiring. While this often leads to occupancy sensors and lighting panelboard upgrades, new wireless controls and the falling cost of dimming ballasts are expanding the potential role for lighting control in building upgrades.

Get the Most Money

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Get the Most Money

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Let our energy efficiency professionals organize a custom lighting retrofit which will:

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C olorado was the leading state (second behind District of Columbia) in the U.S. Green

Building Council’s 2011 list of top 10 states for LEED-Certified commercial and institutional green buildings per capita, based on the U.S. 2010 Census information. The District of Columbia leads the nation, with more than 31 square feet of LEED-Certified space per person in 2011. Colorado had 2.74 square feet per person in 2011. Other top states include Illinois, Virginia and Washington, with 2.69, 2.42 and 2.18 square feet of LEED-Certified space per person, respectively. “Looking past the bricks and mortar, people are at the heart of what buildings are all about,” said Rick Fedrizzi, president, CEO and founding chair of

ColoradoLEED

Top State for

State Sq. Ft. Of Space To Earn Leed-Certification In 2011 Per Capita

District of Columbia 18,954,022 31.50

Colorado 13,803,113 2.74

Illinois 34,567,585 2.69

Virginia 19,358,193 2.42

Washington 14,667,558 2.18

Maryland 11,970,869 2.07

Massachusetts 13,087,625 2.00

Texas 50,001,476 1.99

California 71,551,296 1.92

New York 36,538,981 1.89

Minnesota 9,591,445 1.81

The Alliance Center is a 38,000 square foot converted warehouse in Denver’s Lower Downtown Historic District. Built in 1908, the Center houses its owner, the Alliance for Sustainable Colorado, and 35 other tenants, all of them nonprofit organizations focused on some aspect of sustainability. The Center is an Energy Star Leader (with a rating of 85) and was just re-certified Gold for Existing Buildings Operations & Maintenance under the new, more rigorous LEED version 3 standards. The Alliance will be renovating the Center for true high performance over the next couple of years.

U.S. Green Building Council Releases List of Top States for LEED Certified Projects in 2011

the USGBC. “Examining the per capita value of LEED square footage in these states allows us to focus on what matters most – the human element of green buildings.” LEED is the internationally recognized mark of green building excellence, with more than 44,000 commercial projects participating, comprising more than 8 billion square feet of construction space in all 50 states and 120 countries. In addition, more than 16,000 homes have been certified

under the LEED for Homes rating system, with more than 67,000 more homes registered.

“Our local green building chapters from around the country have been instrumental in accelerating the adoption of green building policies

and initiatives that drive construction locally,” continued Fedrizzi. “These states should be recognized for working

to reinvent their local building landscapes with buildings that enliven and bolster the health of our environment, communities and local economies.”“This is a great accomplishment

for the D.C. metropolitan region and a testament to the drive, commitment and leadership of all those who live, work


Denver Mayor Announces Better Buildings Denver Commercial Building Owners Challenged to Reduce Energy Use by 20 Percent by 2020By Phillip Saieg

In a press conference on Feb. 13, 2012, Denver Mayor Michael B. Hancock announced the launch of Better Buildings Denver, a new effort to upgrade the energy efficiency of Denver’s buildings. Better Buildings Denver is a local extension of President Obama’s national Better Buildings Challenge launched in December 2011. Mayor Hancock accepted the President’s challenge – focused on upgrading the energy efficiency of buildings nationwide – and issued a local challenge asking the Denver community to help reduce local energy consumption in buildings by 20 percent by 2020. Better Buildings Denver was created through the leadership of Mayor Hancock and a strategic partnership between the Alliance for Sustainable Colorado, Certifiably Green Denver, Denver Energy Challenge, Greenprint Denver, Living City Block, the Nonprofit Energy Efficiency Program and Watts to Water. The citywide effort commits Denver’s more-than seven million square-feet building portfolio to energy reduction goals and challenges commercial building owners to do

the same. Leading the way are two commercial showcase projects: The Alliance Center High Performance Building Renovation (1536 Wynkoop Street) and Living City Block in lower downtown. These projects will demonstrate the commercial viability of energy efficiency as well as proven sustainable building practices. “To deliver a world-class city where everyone matters we must create a

sustainable Denver, one that is built for generations we may never meet,” Mayor Hancock said. “We’ve accepted this challenge to reduce the City’s energy use in municipal buildings, and we ask our community partners to do the same. Help us clean the air we breathe, conserve valuable natural resources and reduce greenhouse gas emissions.” And representing the national perspective, United States Secretary of Energy Dr. Steven Chu stated, “As President Obama made clear in his State of the Union address,

reducing energy waste in buildings and factories is one of the fastest, cheapest ways for businesses to save money and increase their competitiveness. Through the Better Buildings Challenge, the city of Denver is helping to create energy-efficient solutions that will boost manufacturing, create American jobs, cut pollution and build an American economy that lasts.”

Better Buildings Denver offers a number of resources for helping participants meet the challenge, including energy audits and weatherization upgrades, educational resources, technical assistance

and certification programs. A seminar series is also planned for commercial building owners and operators to learn more about the various programs and how to use the City of Denver’s available resources.

Phillip Saieg is the director of the Alliance Center, a multi-tenant, nonprofit center with two LEED certifications that is owned and operated by the Alliance for Sustainable Colorado.

For more information visit www.denvergov.org/bbd

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For the full list of LEED-Certified projects visit: usgbc.org/press

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March/April 2012 | COLORADO FACILITIES 16

and play in our community,” said Mike Babcock, board chair of the National Capital Region Chapter of USGBC. “We also realize there is still more to do and hope to effectively guide the effort by engaging, educating and encouraging the dialogue around the value of sustainability.” Notable, newly-certified projects in 2011 include the Treasury Building in Washington, D.C., which is distinguished as the oldest LEED-Certified project in the world; the LEED-Platinum Casey Middle School in Boulder, Colo.; the iconic Wrigley Building in Chicago, Ill.; Frito-Lay in Lynchburg, Va., which earned LEED Gold for the operations and maintenance of an existing building;

the LEED Silver Hard Rock Café in Seattle, Wash.; Anne Arundel Medical Center in Annapolis, Md.; Yawkey Distribution Center of The Greater Boston Food Bank in Mass.; the LEED Gold Austin Convention Center in Texas; SFO’s LEED Gold Terminal 2 in San Francisco, Calif.; the LEED-Platinum Hotel Skylar in Syracuse, N.Y.; and the LEED Platinum Marquette Plaza in Minneapolis, Minn. In December 2011, USGBC announced that LEED-Certified existing buildings outpaced their newly built counterparts by 15 million square feet on a cumulative basis. A focus on heightened building performance through green operations and maintenance is essential to cost-effectively driving improvements in the economy and the environment.

T he 212 West Mulberry building was built in 1985 as the first known commercial building in

Colorado to utilize solar photovoltaic panels. 212 West Mulberry had several green features in its original construction, including pervious parking areas to infiltrate stormwater runoff, chimneys to provide natural ventilation and enhanced framing and insulation. Focusing on building re-use instead of new construction, the building was modeled to be 70 percent more energy efficient than a typical office building in the region. The renovated building is outperforming expectations, with more than 75 percent greater energy efficiency. Three commercially available solar PV solutions are tied together in parallel with a single inverter, creating a PV mini-lab that allows for data

collection, research and streaming of real-time energy production to display in the building’s lobby. The building’s solar energy production – which is averaging nearly 30 percent of total electricity consumption – helps offset its electricity costs, while an energy management system allows for energy loads to be remotely turned off during times of peak energy use. “Although we’ve been consulting in the green building field for 15 years, the chance to be our own customer has given us a unique perspective and more applied experience to help other businesses reach their green building goals,” said Brendle Group President Judy Dorsey. “On a modest budget and a short schedule, we proved that deep green can be done and isn’t cost prohibitive for small businesses.” In addition to the LEED Certification in 2011, the Brendle Group’s new

headquarters earned an Urban Design Award in the Green Design category from the City of Fort Collins. With a focus on energy performance, the renovation supports the vision and goals of the Fort ZED project (www.fortzed.com) to transform downtown Fort Collins and Colorado State University into one of the largest net zero energy districts of its kind in the world, while providing yet another example of clean energy innovation for Northern Colorado. For more information about the project, visit www.brendlegroup.com/ourhome.

Dave Wortman, LEED-AP BD+C, is program manager at Brendle Group. He can be reached at 970.207.0058 or [email protected].

continued from page 15

Brendle Group Building One of Many LEED Designations Awarded in Colorado in 2011Project Shows Cost-Effective, Deep Green Renovation is Replicable for Other BuildingBy Dave Wortman

the Alliance Center


P ublic expression often takes the form of art. For building owners and facilities managers, this art

is often unwanted graffiti – found on windows and mirrors of their facilities in the form of a tag. Building owners who have tagged store front glass, rest room glass or various scratches from wear and tear are limited in restoring their property to its original condition. Removing scratches from porous glass surfaces has been met with mixed results. Many services remove the scratch but leave the treated area of the window looking distorted. This coke bottle effect is due to uncontrolled heat distribution and uneven pressure on the glass surface. Due to this ineffective repair, many building owners resort to replacing the glass. The days of replacing the glass to reclaim tagged property is over thanks to a new system called GlassRenu. Developed in the field, GlassRenu is a patented dry grinding process that renews the original clarity and luster of glass by removing even the most severe damage without distortion.

This process is unique among all other scratch removal or wet polishing systems. Learning is easy, and the process produces phenomenal results at a fraction of replacement cost. Repairs are performed quickly without the mess and set-up of other systems. The process works on non-scratched surfaces as well. Many buildings are plagued with hard water stains. Water spots are most frequently created when hard water is left on a surface. Poorly aimed sprinklers or rain water that is left on the surface too long are common causes of water spots. Best case scenario, the minerals and dirt in the water remain on the surface of the glass and are washed off during the next cleaning. Given time though, conditions worsen. Corrosive minerals in water etch the surface, creating craters. Eventually, the glass will appear hazy, scaly and white as if there is a soap scum on the glass. Generally, the savings for repairing a scratch or water damage vs. replacing the glass are about 30 to 50 percent the cost of replacement, depending on market value of replacing glass. For example,

a storefront 3-by-5 foot piece of glass would run $525 to replace and $200, on average, to fix.

Micah Shelton is owner of New Outlook Cleaning Services, based in Portland, Oregon, which specializes in a variety of commercial and residential cleaning services. Please direct comments or questions to [email protected].

WInDOWS

By Micah Shelton

Reclaim the View, Clean the Windows

GlassRenu Manufacturers’ Website: while the creator and seller of this glass restoration system does not go out and physically clean glass, they will point you in the direction of the hundreds of cleaners around the nation who have purchased and have been trained to use their equipment. Visit www.glassrenu.com or call 888.769.0001.

the Glass Restoration Service Network (GRSN) was created to promote quality maintenance and restoration of existing glass of all types as a green alternative to glass replacement. GRSn is an independent, non-profit referral service connecting consumers with qualified glass service technicians in their area. Visit www.glassrestorationservicenetwork.com and fill out the request service form.

the IWCA was formed by a group of window cleaners in the late 1980’s in an effort to promote safety and education and to enhance professionalism throughout the industry. The IWCA is the secretariat of the ANSI/IWCA I-14 Window Cleaning Safety Standard which is referenced by building owners and property managers as well as the occupational safety and health administration (OSHA). In addition, it was designed to be referenced by professional engineers, architects and manufacturers of window cleaning equipment. The I-14.1 Window Cleaning Safety Standard is the only standard of its type that is specifically for those in the window cleaning industry. The IWCA can be reached at www.iwca.org or by phone at 800.875.4922

Qualified Technicians

The vandalism on this window is not only distracting, but the glass is expensive to replace.

GlassRenu’s patented dry grinding process removes the etched-in vandalism.

When the process is done, the glass is clean, clear and without distortion. The cost is nearly half of replacing the glass.

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LIFe SAFety

N umerous OSHA regulations and ANSI and ASTM standards require operators of

suspended equipment, such as swing stages and rope access, to attach their primary working lines and backup safety lines to independent, sound anchorage points. However, many buildings do not have anchorage points that could be certified as sound. Temporary or portable rigging can be used, but the Occupational Safety and Health Administration requires this rigging to be tied back to sound anchors, and safety lines are required to be attached to anchors independent of portable rigging devices. Often times, workers are forced to tie their lines to random objects on the roof of a building with the hopes they will

support them if needed. This dangerous practice has been the cause of many accidents, fatalities and lawsuits over the last few decades. In accordance with many standards and regulations, an anchor used for supporting workers is required to have a working load of 1,250 pounds and a maximum 4 to 1 safety factor, or 5,000 pounds. The only way to accomplish this is to tie into the structure itself. In most cases, workers using suspended equipment are not able to do this. In 2006, one window washer was killed and another seriously injured at a Boston building that had a certified anchor system. The workers were not using them, but their lawyers felt the owner of the building was not doing enough to prevent the accident. The

judge dismissed the building owner from the multi-million dollar lawsuit for the simple reason that they did provide a safe place to work for the window washers. The relatively small investment by the building owner for a certified anchor system saved them millions. Had the system been used properly by the window washers, lives would have been saved as well. Anchors should be designed, engineered, manufactured and permanently installed at certifiable anchor points to be used for suspended access equipment and fall protection. Both a system layout and anchor design criteria should be approved by a professional engineer licensed in the state where the project is located. The installation can be coordinated and implemented after hours to not disturb tenants. Upon completion, the building owner should receive drawings showing the equipment location and use requirements. These drawings are stamped by the structural engineer on the project and constitute the roof anchor certification. According to current industry safety standards, this certification is valid for 10 years. Annual inspections of the anchors are required. The benefits of a certified roof anchor system for suspended building access equipment are immeasurable. A permanent system eliminates any guesswork by contractors and provides the building owner with liability protection. Ultimately, it saves lives.

Bob Zeolla is CEO of American Anchor, which has corporate offices in Foxboro, Mass., with regional offices in Salt Lake City, Utah, Chicago, Ill., Englishtown, N.J., Houston, Texas, Phoenix, Ariz., and Washington DC. He is a winter resident of Eden, Utah. For more information, visit www.american-anchor.com

Sound Anchors Save LivesBy Bob Zeolla


E nergy efficiency is the single greatest source of energy in the industrial world, especially

in the United States. And yet, as a resource, it’s still largely untapped – despite almost always being cheaper than new generation. Although there have been some serious efforts and progress in recent decades, enormous potential savings not only remain to be captured, but can and should be. For instance, according to Energy Information Administration data, the average mid-size U.S. office building has an energy use intensity (EUI: the amount of energy used in a year per square foot of space) of about 90 kBtu/ft2 (thousand British thermal units per square foot). Yet the Bullitt Foundation in Seattle is putting up a multi-tenant office building with a target EUI of 15, i.e., 83 percent lower. Given that energy prices are likely to rise over the long term and that existing buildings account for 47 percent of U.S. greenhouse gas emissions, achieving even a portion of those potential savings is an urgent priority. One key to capturing a share of those savings is submetering – but not your grandfather’s submetering. The new submetering takes it up – or down – to a new level.

Every building is metered, of course (the bill for electricity use that comes in the mail every month depends on that), and typical commercial space is submetered by tenant, with a separate meter for the building’s data center. (Mixed-use buildings often have meters for each unit.) Submetering takes this exercise down to the next level, by installing submetering hardware called transducers and current transformers (CTs) – devices that measure current and voltage in individual electrical lines – throughout the building. The wattnodes and CTs can be distributed by floor and end-use so as to capture each floor’s consumption of energy for lighting, heating, cooling and plug loads (office machines, microwaves, etc.), as well as elevator energy use. They can also measure the energy used by each component of the roof-top unit. In contrast to a building wired just to meter each tenant’s use, a deeply submetered building may have hundreds of measuring devices. When a building is equipped this way, it becomes possible to monitor and record highly detailed data on electricity use hour by hour, floor by floor and function by function throughout the year. What’s the point of collecting all this data? The short answer is the old saying, “You can’t manage what you

can’t measure.” The first principle of managing energy use is being

aware of how much you’re using, that is, creating timely and accurate feedback loops. Equipping a building this thoroughly with energy-metering

hardware and data collection devices

can radically increase the level of tenant awareness of

energy consumption and offer insights into specific types of use that might benefit from conservation efforts. The data can also make it possible to fine-tune modeling of the building’s energy use. Then you can experiment with particular technologies and determine their precise effects on consumption. Some imaginative owners and managers are even playing around with innovative social arrangements, such as within-the-building “cap-and-trade” systems, in which a goal is set for maximum energy use. Tenants are allotted a quota of energy credits and then can trade among themselves, with low-consumption tenants selling their excess credits to tenants who find it more difficult to cut back. Other managers have set up friendly competitions between tenants or floors to see who can reduce their energy use the most. Submetering at this scale is unfortunately rare. Even among buildings certified under Version 3 of the Leadership in Energy and Environmental Design (LEED) criteria, it’s not common for a building to earn any submetering credits, even though one point can be earned by submetering only 40 percent of the space (two points for 80 percent coverage). Once the hardware is in place, the potential savings that can be realized by knowing exactly how much energy is used where and when is tremendous – savings that can pay for the equipment rapidly. Phillip Saieg is the director of the Alliance Center, a multi-tenant, nonprofit center with two LEED certifications that is owned and operated by the Alliance for Sustainable Colorado. Tom Prugh is the Alliance’s senior researcher. Visit their website at www.sustainablecolorado.org.

Getting a Charge Out of SubmeteringBy Phillip Saieg and Tom Prugh

SuBMeteRInG

Current Transformers,also called “CT’s”used in submetering.

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S outh Broadway – the section between Sixth Avenue and Alameda Avenue in Denver –

is known for its eclectic mix of shops. The area’s history as a hip and funky part of Denver with Indie venues and bars is what appealed to Fancy Tiger Clothing Owner Matthew Brown. As part of Denver’s Miracle Mile, this section of town is what Brown calls modern and forward-thinking – the perfect fit for the locally-owned boutique that provides “clothing, jewelry and bags for the modern man and woman.” “There isn’t any other area in Denver that I would want to be in,” said Brown. “It is the area that is really the right fit for our business.”

When Brown originally located Fancy Tiger Clothing on Broadway, leasing space was his best option. For six years, Fancy Tiger Clothing operated in a rented building where the lease terms were reasonable and the landlord was amiable. However, Brown always felt a sense of restlessness – unsure of how long he would be able to remain along the well-established retail corridor. “I knew I wanted to be on Broadway for a long time. I wanted to get a foothold and help maintain the certain vibe that has always been Broadway,” Brown said. Brown began looking for a place along Broadway to permanently relocate Fancy Tiger Clothing. In his

TigaloWoolworth’s Becomes

Three Denver Retailers Purchase, Remodel a Century-Old Building

By Kelly LuxExecutive Editor

Photos courtesy Fancy Tiger Clothing

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hunt for a facility, Brown discovered that Buffalo Exchange Franchise Owner Todd Colletti was also looking for a new space along Broadway. Fancy Tiger Crafts, which is affiliated with Fancy Tiger Clothing but separately managed, was also looking to move with their business counterpart – hoping also to stay on Broadway. “Fancy Tiger Crafts wanted to relocate because we had outgrown our original space and were looking to expand our inventory and class offerings,” said Fancy Tiger Crafts Co-owner Jaime Jennings. “We wanted to stay on South Broadway because we believe in the vibrancy of the street and see that it is growing at a fast rate. We have spent the last five years helping to develop this area by getting like-minded businesses to move in, and we want to continue our work here to make South Broadway Denver’s most unique, locally-minded shopping and eating district.” The trio of Fancy Tiger Clothing, Fancy Tiger Crafts and Buffalo Exchange joined forces, found and purchased the Woolworth’s Building, located on First Avenue and Broadway, in August 2011. Construction began almost immediately. The nearly 100 year-old building was divided into two separate condos – one side for the Fancy Tiger affiliates and the other for Buffalo Exchange. The 12,000 square feet, including the main level and the basement, required a complete remodel. The group contracted with Sprung Construction for the build out. Sprung built a wall to divide the upstairs space into two 6,000 square-foot condos. The plumbing and electrical systems were all replaced, though the HVAC system was preserved. Each business was then able to design the space to meet their personal needs. Other than a dividing wall, the basement was left untouched and is used by the businesses for storage. Building out the spaces to meet the specific needs of each business was a huge benefit in purchasing their own building, Jennings said. The owners created a space that was up-to-date and

have personally benefited from the time and money put into the building. “We all knew that this building had a lot of potential. We wanted to see our businesses really take advantage of the space and the location. The way the building turned out will allow us to do what we really love to do and continue to contribute to South Broadway,” Brown said. “I feel like we are going to look back on the development of this building and know we got one of the better deals down here on Broadway.” The retailers carried the historical preservation into the furnishing of their spaces. Many of their furnishings were built from reclaimed wood and other salvaged materials, said Brown. Other sustainable practices were employed in the building owners’ use of LED lighting throughout the space and the installation of skylights in each of the retail stores. “Each store will have their own unique and beautiful space in the original Woolworth’s building, built in 1913,” according to www.FancyTiger.Blogspot.com. “We have renovated the building (which had sat empty for five years) into a warm and welcoming space for our three creative and locally-owned businesses to flourish.” Fancy Tiger Craft wanted to offer their patrons a larger space that would allow them to increase their inventory of craft supplies.

“We wanted to offer … our friends and patrons a relaxing and community-oriented shopping experience,” the owners wrote on their blog. “There will be more space for you to shop, the products will be easier to see and better displayed, and there will be a crafting area for hanging out and getting your craft on at all times of the day.” Purchasing, renovating and managing a building does not come without its stresses, Brown admitted. The pressures of owning a building – like being responsible for any repairs – can be daunting. But Brown says owning the Woolworth’s Building has thus far been worth every penny and every stress.“As exciting as it is, I am still getting used to the fact that if something goes wrong, we pay for it,” Brown said. “However, we are grateful that we have the opportunity to do this. The stresses have been overshadowed by this great opportunity.” Fancy Tiger Clothing, Fancy Tiger Craft and Buffalo Exchange moved into the building, which they monikered the Tigalo (Tigalo: a large omnivorous mammal resulting from the crossbreeding of a Tiger and a Buffalo. Common to the Broadway region of Denver, the Tigalo is fond of crafts and clothing), during the first of 2012.

T he Denver metro retail market has been one of the better markets in the country, largely

due to positive migration, income and education levels as well as a lack of overbuilding compared to many other markets. Denver’s retail market experienced its worst year in 2009. During this time, activity was minimal as the nation and world watched and waited to see how our financial crisis would unfold. This uncertainty led to indecision and a lack of action across the board – from national to local retailers of all sizes. With the lack of available development lending, most new development was shuttered. However, 2009 did see the opening of the Streets of Southglenn – one of the largest and most high-profile infill mixed-use redevelopments in the country. Retailers and developers/investors began to search for deals in 2010 that were not available from 2007 to 2009. Lenders began to foreclose on properties, and the mainstream was thinking that most property owners were in serious financial trouble. While there were some, this was certainly not the case for the majority of owners in Denver Metro. Although some bargains were available, a disconnect existed between buyers and sellers and tenants and landlords in their opinions of value. Even with this disconnect, there was hope that the market was recovering – at least people were looking to do something. Other than King Soopers opening its first marketplace store in Greeley, virtually no other new development was occurring.

The activity that began in 2010 continued into 2011 with all types of deals closing. The market was significantly better than 2010. The activity was all over the board without any clear direction, with some pent up demand needing a place to call home. Although deals occurred, they were ugly, took a long time and were often re-traded. This market was one that required persistence and a lot of creativity. Well-anchored retail developments, infill properties and well-located pad sites were well represented. Discounted rents didn’t seem to be as important as in 2009 and 2010. Instead, real estate was the focus. Some value buys for investors occurred, which should translate into 2012 activity. IKEA was a shot in the arm for the Denver metro area, along with King Soopers opening a new store in the Cherry Creek trade area, a new marketplace store in Fort Collins and significant expansion and remodel in Westminster. Belmar, a mixed-use project in Lakewood, saw new development with Target, Best Buy and Nordstrom Rack opening in 2011. Retailers of all shapes and sizes began touring markets in 2011, developing market plans and building pipelines. Lenders have begun to make money

available for projects that are well backed, well located, well leased and well promoted. The new year has

started where 2011 left off. Activity can be seen in nearly all facets of the industry. Retailers are building their pipelines and will execute on plans developed in 2011, new retailers are looking to enter the market from specialty grocers to pet food to furniture. The deals are still difficult, but for the right property, competition for space is emerging. Wal-Mart is back and plans on upwards of 10 new stores and a few large developments. This year will be much like that of 2011 with some new development/redevelopment mixed in.

Rich Hobbs began his career in facilities and construction management in 1989. He joined Crosbie

Real Estate Group in 2004. He can be reached at [email protected].

At Crosbie Real Estate Group, Scott Steputis focuses on the representation of national and regional

tenants, as well as finding new sites for development opportunities for local developers. He can be reached at [email protected].

RetAIL

Denver Retail Market OutlookWhere has it Been, and Where is it Going?By Scott Steputis and Rich Hobbs

22 March/April 2012 | COLORADO FACILITIES


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