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Presented by: Douglas Kessler, Vice President
Integrating Sustainability to Lean-out Daily Operating Programs and
Standards
© 2011 Roy Jorgensen Associates, Inc.
What is right for you
Understanding early decision impacts
Life cycle costs of an asset
Long-term environmental impact
Decision-making tools for ‘greening’ daily operations
Plan: Sustainability Assessment, Expense Review
Do: Sustainability Service Level Decision-making Tool, LEED EB in Daily Operations Tool, Project Justifications
Check: Measurement & Verification
Act/Study: Expense Review, Quality Control
2 © 2011 Roy Jorgensen Associates, Inc.
3 © 2011 Roy Jorgensen Associates, Inc.
Certified or Certifiable
4 © 2011 Roy Jorgensen Associates, Inc.
© 2011 Roy Jorgensen Associates, Inc.
Service Levels and Scope
Scope
Se
rvic
e L
eve
l“Best-in-Class”
True Green
Light Green
Green Wash
Traditional Methods
“Best Practice”
Scop
e an
d Se
rvice
Leve
l opt
imized
for th
e or
ganiza
tion
Integrated Paractices
Core Competency
Lean Thinking
Single Facility / Single Point
6 © 2011 Roy Jorgensen Associates, Inc.
Organization Goals &
Objectives
Total Life Cycle Cost
Long-Term Cost of Point
Systems
Asset Replacement Opportunities
7 © 2011 Roy Jorgensen Associates, Inc.
Change the fundamental maintenance & operations
Create a comprehensive, strategic Program
8 © 2011 Roy Jorgensen Associates, Inc.
Sustainability Decision-Making Tools
PLAN
- Sustainability Gap Analysis - Cost Review
DO
ACT/ STUDY
CHECK
- Sustainability Service Level Decision-making
- Project Justifications/ Business Case
- Bill of Materials Review - Quality Control
- Measurement & Verification
9 © 2011 Roy Jorgensen Associates, Inc.
Strategic Assessment
Establishing quantifiable metrics
Documentation for all management plans
Feature asset inventory
Refrigerant management plan & inventory
Emissions reporting: CO2, SO2, NOX.
IAQ management plan
Sustainable purchasing plan
Solid waste plan
Occupant comfort surveys
10 © 2011 Roy Jorgensen Associates, Inc.
Account Name Annual Cost
Audio Visual Supplies $76
Parking Lots/Garages $240
Exp Prjs - Janitorial $350
Small Appliances $1,509
Elevator Maintenance $2,380
Exterior Building Mtce $2,380
Vandalism Incidents $3,927
Expensed Equipment $3,942
Discretionary Reserve $6,063
Plumbing $6,415
R&M Facilities $7,984
Pest Control $12,612
Priority Projects $17,524
Speciality Cleaning $18,285
Exp Prjs - R&M Facilities $19,168
Electrical $20,230
Natural Gas Utility $22,902
R&M Equipment $24,887
R&M HVAC $32,036
Fire Life Safety $37,453
Janitorial Supplies $45,747
Waste Mgmt $50,730
Water Utility $98,324
Landscaping $133,751
Janitorial $325,495
Electric Utility $724,972
Grand Total $1,619,381
11 © 2011 Roy Jorgensen Associates, Inc.
ls
Background: Maintenance Service Levels
Reliability-
centered
Maintenance
“Pro-active”
Predictive
Maintenance
“ Condition-based”
Preventive
Maintenance
“Time-based”
Reactive
Maintenance
“Run-to-fail”
12 © 2011 Roy Jorgensen Associates, Inc.
Reliability-
centered
Maintenance
“Pro-active”
Predictive
Maintenance
“ Condition-based”
Preventive
Maintenance
“Time-based”
Reactive
Maintenance
“Run-to-fail”
Sustainability Toolbox
13 © 2011 Roy Jorgensen Associates, Inc.
Environmentally friendly bill of materials and consumables
14
Procurement standards to minimize use of hazardous materials and chemicals
© 2011 Roy Jorgensen Associates, Inc.
Component vs. System Level Decision
Leverage your CMMS/
ERP
Focus the Lean
Sustainability practice at
the lowest level of the
asset hierarchy that
makes economic sense
15 © 2011 Roy Jorgensen Associates, Inc.
The Corporation
Enterprise
Toyota
USA
Facility / Plant
Headquart
ers
Cam
pus
Geographic Location
Unit / Platform
Data
Cente
r 1
Production Enity
System
Cooling P
lant
Top-Level Function
Subsystem
Condenser
Pum
p N
etw
ork
Subordinate Function
Group
Moto
r – P
um
p A
ssem
bly
Functional Assembly
Component
Pum
p
Equipment
Assembly
Impeller
Multiple Parts
Identifiable by Part Number
Bearing
Part
DO: Life Cycle Cost Analysis ?
16
1. Define Problem and State Objective
2. Identify Feasible Alternatives
3. Establish Common Assumptions and Parameters
4. Estimate Costs and Time of Occurrence for Each Alternative
5. Discount Future Costs to Present Value
6. Compute and Compare LCC for Each Alternative
7. Compute Supplementary Measures if Required
for Project Prioritization
8. Assess Uncertainity of Input Data
9. Take Into Account Effects for
Which Dollar Costs or Benefits
Cannot be Estimated
10. Advise on the Decision
© 2011 Roy Jorgensen Associates, Inc.
ACT/STUDY: Quality Control
Audit of Janitorial Chemicals and Paint Specifications
Client: TFS for CSCC facility
Report date: 2/9/10 through 5/11/10
Introduction
Summary of Audit Results
Recommendations for Next Steps
* 16 janitorial supplies are OSHA regulated and we need to confirm that proper personal protection equipment
and procedures are being used
* Identified two items that are carcinogenic and one product that may cause reproductive harm. Recommend
high priority for alternatives.
(1) Review paint specifications for more environmentally friendly alternatives
* 16 items were either no longer available or unable to be found on the internet. Need to verify MSDS sheets.
* 13 janitorial supplies have pH levels equal to or greater than 12.5 and should be reviewed for less acidic
alternatives
Audit was conducted between February and May 2010 and included all janitorials supplies and paint
specifications for TFS's Customer Service Center in Cedar Rapids, IA. In total, Jorgensen reviewed 97 janitorial
supplies, two paint specifications, and one glue specification.
* One paint specification does not meet Green Seal or SCAQMD standards
* Six janitorial supplies are currently on Green Seal's certified products list
* Only 9 out of 97 janitorial supplies had current MSDS sheets on file
XXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXX
© 2011 Roy Jorgensen Associates, Inc.
Account Name Annual Cost
Audio Visual Supplies $76
Parking Lots/Garages $240
Exp Prjs - Janitorial $350
Small Appliances $1,509
Elevator Maintenance $2,380
Exterior Building Mtce $2,380
Vandalism Incidents $3,927
Expensed Equipment $3,942
Discretionary Reserve $6,063
Plumbing $6,415
R&M Facilities $7,984
Pest Control $12,612
Priority Projects $17,524
Speciality Cleaning $18,285
Exp Prjs - R&M Facilities $19,168
Electrical $20,230
Natural Gas Utility $22,902
R&M Equipment $24,887
R&M HVAC $32,036
Fire Life Safety $37,453
Janitorial Supplies $45,747
Waste Mgmt $50,730
Water Utility $98,324
Landscaping $133,751
Janitorial $325,495
Electric Utility $724,972
Grand Total $1,619,381
18 © 2011 Roy Jorgensen Associates, Inc.
Future Steps
Illustration derived from NACUBO’s “Managing the Facilities Portfolio: A Practical
Approach to Institutional Facility Renewal and Deferred Maintenance”, 1991 p. 6
Facility Inspection
Short- Range &
Long-Range Needs
Funding Alternatives
Decision Stake
Holders
The “Tradational” Maintenance Cost Considerations
The “New” Paradigm Includes Sustainable
Maintenance Concepts
Integration Sustainability and Long-term Expense Impacts into FCAs
20 © 2011 Roy Jorgensen Associates, Inc.
Summary
Alignment With Corporate Directions
22 © 2011 Roy Jorgensen Associates, Inc.
So this is really all about being selective about what is right for your individual organization’s goals and objectives
Be sure to understand what the true long-term cost of a point system decision can have
Look beyond the single facility and integrate your sustainability efforts across the entire portfolio
Understand the total life cycle cost analysis of each decision – adjust service levels and consider asset replacement opportunities
23 © 2011 Roy Jorgensen Associates, Inc.
Key Elements
Presented by: Douglas Kessler, Vice President
© 2011 Roy Jorgensen Associates, Inc.
Integrating Sustainability to Lean-out Daily Operating Programs and
Standards
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