arizona facilities fall 2010

IN THIS ISSUE: Alternative EnergyArizona

FEATURING:

Fall 2010

h o r i z o n t a l l i f e l i n e s

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

r o o f a n c h o r sw a l l a n c h o r s

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4 I ARIZONA FACILITIES FALL 2010

As you may have noticed, Arizona Buildings is now Arizona Facilities.

This is one of the many exciting changes coming to the publication.

We have changed the name to more accurately reflect the magazine’s

purpose, which is to help building owners and managers make

informed decisions regarding the construction, modernization and

management of their facilities. In addition, Arizona Facilities will be

published bi-monthly rather than quarterly, beginning with the

January/February issue.

Involved in a variety of disciplines, facility managers play a significant

role in the realization of business objectives as well as the daily

operations of buildings and the organizations that use them. Many of

our readers are high-level decision makers, contributing to strategic

planning. Our publication will continue to offer a wide variety of

content to assist building owners and managers in their profession.

In this issue of Arizona Facilities, we feature The Outstanding

Building of the Year Awards of BOMA Greater Phoenix, an award

that recognizes local buildings with superior building quality and

management practices. We also spotlight the Vail Academy and High

School which was recently constructed under Leadership in Energy

and Environmental Design (LEED), a program sponsored by the U.S.

Green Building Council that promotes high-performance, healthful,

durable, affordable and environmentally sound practices in buildings.

Arizona Facilities is here to inform and educate the entire

commercial real estate management community. We invite experts

within the industry to submit their suggestions, news items and

articles. Our success depends on you!

CONTACTPublisherTravis [email protected]

Managing EditorKelly [email protected]

Contributing EditorBrad Fullmer

Art DirectorDoug Conboy

ContributingPhotographerRoger Ottaway

Contributing Writers

Managing EditorArizona Facilities

The publisher is not responsible for the accuracy of the articles in Arizona Facilities. The information containedwithin has been obtained from sources believed to be reliable. Neither the publisher nor any other party assumesliability for loss or damage as a result of reliance on this material. Appropriate professional advice should besought before making decisions.

Copyright 2010 Arizona Facilities Magazine. Arizona Facilities is a Trademark owned by Jengo Media LC

Mark CoxenAaron EubankBrad GhasterLauren MulrooneyMelissa Mullin

Arizona FacilitiesPO Box 970281Orem, Utah 84097Office: 801.224.5500Fax: 801.407.1602JengoMedia.com

EDITOR’S LETTER

Arizona Facilities is a proud member of BOMAGreater Phoenix and BOMA Greater Tucson.BOMA Arizona is a federation of both localassociations and serves as the collectivemembership’s legislative and regulatoryadvocate. Arizona Facilities is also aBOMA National Associate member.

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Alternative EnergyTucson Leads Nation in Solar EnergyDevelopment

Inside Arizona FacilitiesGreen Cleaning

On the cover:Hohokam Towers received a TOBY award in the CorporateFacility Category. Photo courtesy of Cornerstone Photography.

DEPARTMENTS

FALL 2010

FEATURES

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Editor’s LetterChanges coming to Arizona Facilities

Pest ControlIntegrated pest management

Disaster RecoveryEmergency tips to save you and your building

LEEDNeighborhood shopping center

receives LEED Gold Certification

SecurityFeel secure about your security company

Paints & CoatingsSave money in the future by choosing the

right painting contractor, paint product now

JanitorialFive features of effectivegrean cleaning programs

BrieflyMaintenance Mart named 2010 MinorityEnterprise Development Week's Green Firmof the Year

Space Planning promotes productivity

The Outstanding Building of the Year Awards

LEED for Schools

ARIZONA FACILITIES FALL 2010 I 5


N ine commercial buildings were recognized as being

the best of the best in Phoenix's commercial buildingindustry with The Outstanding Building of the YearAwards, an annual program sponsored by the

Building Owners and Managers Association of Greater Phoenix.The TOBYs recognize quality in buildings and excellence inbuilding management, according to BOMA International.

“People who enter their buildings for the TOBYs knowthey aren't just throwing their hat into it for the fun of it,”said Sofia Tobar, 2010 BOMA Greater Phoenix TOBY co-chair, explaining that management companies who enter theirbuildings in the TOBYs show they won't accept mediocrityin property management. “They put a lot of hard work intopreparing their building. So the winners are always going tobe excellent buildings. The buildings are the best ourassociation has to offer.”

Winners of the TOBYs are determined through a judgingprocess established by BOMA International. “During thecompetitions, all facets of a building's operations arethoroughly evaluated. Buildings are judged on everythingfrom community involvement and site management toenvironmental and 'green' policies and procedures,” accordingto TobyAwards.org.

BOMA Phoenix TOBY winners were announced duringa ceremony held on Friday, Sept. 10, at the WyndhamPhoenix. Nine buildings were named winners, including theMesquite Corporate Center, the Scottsdale Forum, Portales

Corporate Center Phase I, the Phoenix Plaza, the CentralPark Square, ADOA, Esplanade III, Hohokam Towers andSan Tan Corporate Center I & II.

Seven of the nine buildings which received awards aremanaged by CB Richard Ellis of Phoenix.

“We couldn't be more proud of our asset management team,”said Afton Trail, CPM, managing director of CBRE's PhoenixAsset Services Division. “These seven TOBY awards exemplifyteam members' talent, experience and outstanding performancein building management, as well as their keen ability to developa genuine rapport with the property's ownership and tenants.”

Many of the entrants demonstrated continued effortstoward sustainability, especially with recycling programs andenergy-saving measures, although only one building, theEsplanade, applied and was awarded for the Earth Category.

A record number of entries were filed for the PhoenixTOBYs this year, a significant accomplishment consideringthe current state of the economy, said Mary Anne Lanoue, themistress of ceremonies. Now is a critical time for buildingowners and managers to show that their buildings haveoutstanding owners, management, service providers andbuildings, she said.

Tobar would agree.“It takes a lot of money to put in for the TOBYs. Building

owners are making quite a commitment,” Tobar said. “Forowners to take that challenge during a down economy ishuge, and to have a record number of entries is really exciting.We were more than pleased.”

BOMA Phoenix Recognizes the Best in Commercial BuildingsBy Kelly Lux


San Tan Corporate Center I & II, two Class A, three-story office buildings, isEnergy Star Certified and qualifies for LEED Gold Certification. Themanagement team has implemented several energy and cost-savinginitiatives, including lighting retrofits, daylight harvesting, installation ofmotion sensors, green cleaning and single-stream recycling.

“The property management team at San Tan Corporate Center is extremely honored to have received such a prestigiousaward from the BOMA community,” said Maricela Nunez, San Tan Corporate Center property manager. “Our actions toimprove building efficiency, including the Energy Star designation of both buildings, are key to this success.”

Tenants of San Tan Corporate Center are invited to participate in several educational and social events throughout theyear, including blood drives, AED/CPR certification classes, Earth Day events and ice cream socials.

San Tan Corporate Center3100, 3200 W. Ray Road, Chandler

San Tan Corporate Center3100, 3200 W. Ray Road, Chandler

Category: Suburban Office Park – Low RiseYear Built: 2000 Square Feet: 268,679Owner: Wells REIT II San Tan Corporate Center I&II, LLCManager: Maricela Nunez, real estate manager, CB Richard EllisTeam Members: Alicia Milton, real estate services administrator, BradHopkins, lead engineer, Wade Cordell, maintenance technician

The Scottsdale Forum, a Class A office building with upscale restaurants, resorts, shopping centers and golf courses, wasselected among four entries for the 100,000 to 250,000 Square Feet Category.

“This (award) is a significant accomplishment and comes at a time when it is more important than ever to distinguish yourbuilding from its competitive set,” said Kysa Beringer, Scottsdale Forum property manager. “The TOBY Award trulyrecognizes the collective effort of Scottsdale Forum's ownership, management team and its service providers who worktogether to create an outstanding building.”

The resort style facility, built with block construction and stucco fascio, was renovated in 2008 with upgrades to therestrooms, corridors, lobbies, monument sign, fountain, directories and tenant signs. Tenant services at the ScottsdaleForum include on-site property management, a full-service deli, an electronic work order system, a leasing website andan electronic tenant handbook.

The Forum is Energy Star benchmarked and MACH Energy monitored. Sustainability efforts at the forum include singlestream recycling, Green Guard Certified cleaning products, light bulb, battery and e-waste recycling and a focus onresource conservation. Marketing campaigns and educational meetings encourage tenants to participate in thesesustainable measures.

The Scottsdale Forum6263 N. Scottsdale Road, ScottsdaleThe Scottsdale Forum6263 N. Scottsdale Road, Scottsdale

Category: 100,000 to 249,999 Square Feet

Year Built: 1989

Owner: ING Clarion Partners

Manager: Kysa Beringer, real estate manager,CB Richard Ellis

Team Members: Rob Brown, building engineer

Square Feet: 207,160

<<


Mesquite Corporate Center14646 N. Kierland Blvd.

Mesquite Corporate Center is a two-story, Class-Asuburban office building located within the Kierlandmaster-planned community. The building wasconstructed by Trammell Crow Company. The exterior isa combination of EIFS panels and bands of smokedglass with pillars wrapped in a combination of smoothand split-faced stained CMU block. The main lobby inthe center of the building is a focal point with numerousarchitectural details.

Mesquite is equipped with an upgraded Novar Energy Management System which creates opportunities for energysavings through temperature adjustments. Recent interior upgrades include hands-free faucets and flush kits, commonarea carpet and wall covering replacement, artwork, lobby furniture and Musak.

Category: Under 100,000 Square Feet

Year Built: 1999

Owner: Mesquite Partners I, LLC,a division of DPC Development Company

Manager: Marie Dunn, real estatemanager, CB Richard Ellis

Team Members:Janet Rampton, associate director, CharlieAlexander, assistant real estate manager,Rick Grittman, building engineer

Square Feet: 79,537

Hohokam Towers, three, Class A, officebuildings, is home to the University ofPhoenix and Matson Navigation. The

campus offers two cafes, a Wells Fargo ATM, covered bicycle/motorcycle parking,shaded outside seating and a fitness area and locker room. The Muller Companyencourages community involvement, personal growth and campus events byworking closely with the University of Phoenix. The building is collectivelymaintained by AME Southwest, Universal Building Maintenance, Allied Barton,Signal One and Southwest Elevator Company.

“The owners, GE Capital, and The Muller Company maintain the property at a veryhigh standard,” said Tiffany Lauchlan, senior property manager. “There is nodeferred maintenance. We take sustainability seriously, and we have a strong baseof vendors. In addition, the Muller Company, as the management company, is veryinvolved in the daily operations, tenant relations and community involvement.”

Hohokam Towers4605, 4615, 4635 East Elwood, PhoenixHohokam Towers4605, 4615, 4635 East Elwood, Phoenix

Category: Corporate Facility

Year Built: 1986

Owner: E Capital, The Muller Company

Manager:Tiffany Lauchlan, senior propertymanager, The Muller Company

Team Members:Holly Neuhalfen, assistant propertymanager, Ken Erb, building engineer


Photo Courtesy: Cornerstone PhotographyPhoto Courtesy: Cornerstone Photography

Mesquite Corporate Center14646 N. Kierland Blvd.


Category: 500,000 to1 Million Square Feet

Year Built: 1990

Owner:GE Asset Management

Manager:Diana Rivers,senior real estate manager, CBRichard Ellis

Team Members:Darlene Casella, associate director,Brian Weimer, assistant real estatemanager, Jessica King, real estateservices administrator,Steve Coronado, chief engineer,Mike Bell, senior engineer,Kurt Hyatt, building engineer,William Zaldo, building engineer,Rex Cohen, building engineer,Isidro Sanchez, building engineer,Richard Torres, building engineer

Square Feet:880,000

Photo Courtesy: Roger Ottaway

The Phoenix Plaza, a Class A office building, is home to specialty shops, ahealth club and dining facilities . The exterior walls of the building are acombination of polished granite, red spandrel panels and tinted visionwindows. “The Phoenix Plaza has a winning combination; a great team who works veryhard and a smart client who encourages only the best for his assets,” said DianaRivers, Phoenix Plaza property manager. “Smart energy-saving initiatives and awell-trained staff have contributed to its Energy Star rating since 2005.”The Phoenix Plaza recently received the LEED-EB Silver designation, one of the firstin metro Phoenix to receive the certification. Equipped with an elaborate buildingoptical network that includes free wireless internet and a high-speed fiberbackbone, the Plaza is recognized as a Next Gen building in the high-tech industry.

The Camelback Esplanade IIIis LEED Existing Building GoldCertified by the U.S. GreenBuilding Council and isEnergy Star labeled. The 10-

story, office building is made of aluminum accent panels, reflective glass and polishedgranite. The lobby floor is surfaced in marble. The interior walls are finished with granite and cherry finished wood paneling.The complex is comprised of a hotel, retail, movie theater and offices.

“The management team at Esplanade III has worked very hard over the past year towards LEED-EB Gold Certification,”said Heather Sikita, Esplanade property manager. “The TOBY Earth Award is a testament to our effort and achievement,and to our commitment to environmental sustainability.”

The Phoenix Plaza2929 N. Central Avenue

The Phoenix Plaza2929 N. Central Avenue

Category: Earth

Year Built: 1997

Owner:AEW Capital Management

Manager:Heather Sikita, senior realestate manager, CB RichardEllis

Team Members:Jelena Momich, real estateservices coordinator, AlCallori, chief engineer, AlMartinez, building engineer


Esplanade III2415 E. Camelback Road, PhoenixEsplanade III2415 E. Camelback Road, Phoenix

The Phoenix Plaza, a Class A office building, is home to specialty shops, ahealth club and dining facilities . The exterior walls of the building are acombination of polished granite, red spandrel panels and tinted visionwindows. “The Phoenix Plaza has a winning combination; a great team who works veryhard and a smart client who encourages only the best for his assets,” said DianaRivers, Phoenix Plaza property manager. “Smart energy-saving initiatives and awell-trained staff have contributed to its Energy Star rating since 2005.”The Phoenix Plaza recently received the LEED-EB Silver designation, one of the firstin metro Phoenix to receive the certification. Equipped with an elaborate buildingoptical network that includes free wireless internet and a high-speed fiberbackbone, the Plaza is recognized as a Next Gen building in the high-tech industry.


Category: 250,000 to 499,999 Square FeetYear Built: 1999 Owner: Principal Real Estate InvestorsManager: Julie Schulze, property manager, leasingconsultant, Forum Property Services, LC

Team Members: Courteney Barker, property manager,Ed Hurd, director of security, Steve Firley, lead buildingengineer, Weldon Edwards, building engineer Square Feet: 275,000

Category: Renovated

Year Built: 1986

Owner: Arizona Central Credit Union

Manager: Michelle Bachand-Gill, real estate manager,CB Richard Ellis

Team Members: Serena Wedlich, assistant real estatemanager, Clyde Fisk, chief engineer, Porfirio Castro,engineer, James Tisdale, head of security, Myrna Valdez,day porter


Central Park Square2020 North Central Avenue, PhoenixCentral Park Square2020 North Central Avenue, Phoenix

Central Park Square, a 12-story, multi-tenant office building, has been renovated during the last five years with a $1 millionelevator modernization, a new energy management system, a new card access system, a lighting retrofit, three corridorupgrades and a new security system.

“This TOBY award signifies more than the recent completion of major renovations,” said Michelle Bachand-Gill, Central ParkSquare property manager. “It also represents thededication of the landlord, management team and ourservice providers to make Central Park Square best ofclass, have a positive impact on our community andimprove environmental sustainability.”

The renovations have made the building more energyefficient and sustainable. Central Park Square is EnergyStar benchmarked and is Green Seal Certified for itscleaning program. The building owner has alsoimplemented a single-stream recycling program. CentralPark Square offers its tenants a number of on-siteamenities, including a full-service health club, conferencerooms, Arizona Central Credit Union, a sundry shop, travelagency and an on-site management office.



Of the two Government Building entries, the ADOA(Arizona Department of Administration) building, aClass A, five-story office building, was awarded theTOBY in the Government Category. The ADOA, whichis solely occupied by the more than 800 employees

of the ADHS, has an interior of white maple and cherry wood paneledwalls and green and earth tone terrazzo flooring. The exterior ismade of precast concrete panels that show smooth finish andnatural aggregate. The building has a six-level parking garage thatservices three other government agencies.

Management is making strides toward sustainability with energyconservation measures, recycling, green cleaning and daycleaning and participation in the APS rebate programs. Inaddition, the building received the Energy Star in 2006.

“ADOA is an exceptional government building — efficient, wellpresented and perfectly located. Now, being recognized byBOMA with the TOBY award, it's icing on the cake,” said ShannonDutton, ADOA property manager. “The support of our vendorshas been instrumental to the building's success, along with itswell-trained, on-site management staff, providing greatcustomer service to tenants and guests.”

ADOA Building100 N. 15th Avenue, Phoenix


Portales Corporate Center Phase I is a multi-tenant, six-story office building with a three-levelsubterranean parking structure, storage areas, surface parking and site landscape. The stepped walls of

the building are a combination of red-brown granite and polishedfinishes with copper/rose-colored high performance glazing andfinished metal. Amenities include a stadium seating amphitheater,Roaring Fork restaurant, shower facilities, concierge services and acafe/deli. Portales I is the anchor building of a double-phase officeproject.

“We think it is one of the best buildings in Scottsdale,” said JulieSchulze, Portales property manager. “It has really uniquearchitectural design that is also very high end.”

The property has been well-maintained and renovated as neededduring its lifetime, Schulze said. In addition, the propertymanagement team put in a lot of extra time preparing the buildingfor the TOBYs, an award that Schulze said represents thededication of Forum Property Services.

Portales Corporate Center4800 N. Scottsdale Road, Scottsdale

Portales Corporate Center4800 N. Scottsdale Road, Scottsdale

ADOA Building100 N. 15th Avenue, Phoenix

Category: Government Building

Year Built: 2003

Owner: Capitol Mall LLC II

Manager: Shannon Dutton, real estate manager,CB Richard Ellis

Team Members: Jane Simpson, associatedirector, Chris Lehman, operating engineer




L ittle convincing was required

to secure the support of theschool district, the staff andthe residents in the

construction of a Leadership inEnergy and Environmental Design-certified building for the Vail Academyand High School at the University ofArizona Science and Technology Parkin Vail, Ariz. Their commitment tosustainability became even moreapparent when the Vail SchoolDistrict's goal to obtain LEED Silverfor the $6 million building wassurpassed with ambitions for Gold andthen Platinum certification, potentiallymaking it the first LEED Platinum K-12 school in Arizona.

“It was an opportunity to dosomething new, become aware of newtechnologies and reclaim materials,”said Dennis Barger, principal of VailAcademy and High School. “Peoplegot pretty excited about doing LEEDon the project.”

Six schools in Arizona haveobtained LEED certification,including Davidson ElementarySchool in Tucson, Desert Edge HighSchool in Goodyear, First MesaElementary School in Polacca, Lee H.

Brown Conservation Learning Centerin Tucson and the James LearningCenter in Prescott. Although otherschools have registered, Vail, with theassistance of Swaim Associates andLloyd Construction Company, will bethe first in the state to obtain theLEED for School designation, asystem that recognizes the uniquenature of the design and constructionof K-12 schools. By addressing theuniqueness of school spaces andchildren's health issues, LEED forSchools provides a comprehensive toolfor schools that wish to build green,with measurable results, according tothe U.S. Green Building Council.

Construction CostsThe Vail Academy and High

School, a 35,000-square-foot K-12school with an enrollment of 450students, was built in eight monthswith classes starting July 23. Althoughthe expense of the sustainable projectwas a concern from the beginning,construction costs came in underbudget at about $177 per square foot.

The reality is that sustainable andhealthy materials and finishes costslightly more than traditional building

Building:Vail Academy and High School

Owner:Vail School District

Location:University of Arizona Science andTechnology Park in Vail, Ariz.

Square Footage:35,000 square feet

Total cost:$6 million

Architect:Swaim Associates, Ltd.

General Contractor:Lloyd Construction Company, Inc.

Structural Engineer:Grenier Engineering, Inc.

Electrical Engineer:McGetrick and Associates, Inc.

Mechanical Engineer:KC Mechanical Engineering, Inc.

Civil Engineer:Psomas


materials, due to availability, accordingto Leslie West, director of marketingat Lloyd Construction, the generalcontractor on the project. LloydConstruction used materials that wereharvested and manufactured locally.Building products consisted of 20percent recycled materials, includingmaterials that were salvaged from localcompanies that were remodeling ordemolishing older buildings.

In addition to saving on materials,Lloyd Construction was able to recycle90 percent of its construction wasteduring the construction of the school.

“The recycling of constructionwaste was a huge success on theproject, diverting 175 tons of theproject's waste from landfills,” saidWest. “Imagine how much theindustry could reduce landfill impact ifall construction projects did this.”

Operational CostsThe long-term cost-savings in

operations were a significant factor inthe approval of the sustainabledevelopment of the Vail Academy, saidAl Flores, director of facilities andtransportation at Vail School District.The sustainable measures requiredadditional up-front costs, but the long-term reduction in utility andmaintenance costs outweighed thoseexpenses, he said.

“As long as it was the cost-effectivesolution, and a long-term savings onmaintenance and operations cost, notonly is it the right thing to do, but it isjustifiable,” said Flores, adding that hisfacility staff is learning a lot aboutgreen facility operations throughmaintaining the new systems.

Between the five 12 kW windgenerators and the 9.45 photovoltaicsystem, sustainable measures includedin the project, the school is savingnearly 30 percent of its energydemand, Flores said. A wall systemthat provides 12 percent energysavings over traditional CMU wallswas used to maximize the energyefficiency of the building envelope andto provide sound insulation from theadjacent freeway. In addition, theschool is 38 percent more efficientthan a standard school with its high-efficiency heat pumps and a zonedlighting system coordinated withnatural daylighting from skylights andclerestory windows.

Desert landscape, artificial turf andwater harvesting will play a key role inwater conservation and in reducingirrigation costs at Vail. Activerainwater harvesting was integratedinto the landscape irrigation systemthrough automated pumps andsensors, providing irrigation water formost of the outside systems.

Comfort & HealthThe carefully planned acoustics, the

enhanced thermal control, naturaldaylight and low- and zero-VOC(volatile organic compounds) interiorfinishes used in green schools andimplemented in the Vail Academycreate a healthier indoor environment,making it easier and more comfortablefor students to learn. Sick days becomeless frequent due to cleaner indoor air,giving children a head start for ahealthy, prosperous future, according tothe USGBC.

“We are doing what is right for thedistrict and for the environment, aswell as providing a safe, nurturingplace for staff, parents and students,”said Flores. “Kids can learn and besuccessful in obtaining an education ina healthier, green school.”

Lloyd Construction was cognizantof the indoor environmental qualityduring the construction of the VailAcademy. The site was carefullymonitored by the general contractor toensure materials were stored properlyand air ducts were sealed to minimizethe amount of particulates the HVACsystem would generate. In addition,recycled cotton batt insulation, a saferand easier installation alternative totraditional fiberglass insulation, wasused in the building.

continued on page 14


continued from page 13

The new Vail High School is an

upgrade from the IBM building

students were housed in at UA, Barger

said. Now students are in a “brighter,

cleaner and spacier facility” that is

more conducive to learning, he added.

“I think that is huge,” Barger added.

“If we are in a place that makes us feel

good and gives us the ability to do our

best because we aren't in a dark area with

negative lighting, we perform better. If

we perform better, we feel better.”

CurriculumThe innovative design of green

schools provides numerous opportunities

for hands-on learning, according to the

USGBC. In addition, by minimizing

operation costs, resources can be better

used to improve student education. On

average, green schools save $100,000 per

year in direct costs, revenue that can be

redirected for students' education,

according to the USGBC.

The sustainable components of the

Vail Academy, Barger said, will be used

as a teaching tool to help students

understand more about the

environment and how important it is

to be responsible stewards of natural

resources. Teachers at Vail, especially

science teachers in the older grades, are

working on a more sustainable

curriculum that incorporates the

sustainable features built into the

campus, said Barger. A recycling

program has been implemented

throughout the school. Students are

studying the meters on the windmills

and seeing first hand how much

energy is being produced.

“The students are really excited about

the learning opportunities. Young people

these days really get the issues of the

environment,”said Phil Swaim,president

of Swaim Associates.“They value the fact

that they have a green building. It is

something that can be a part of their

learning and their curriculum.”

Barger said he will continue to work

with the staff to compare what can be

taught with the school's resources with

what needs to be taught, creating a

cohesive and clearly-defined curriculum.

LEEDing the WayLEED clearly defines environ-

mental practices and provides buildingowners with a checklist in greenbuilding, Swaim said. At Vail Academyand in other LEED-certifiedbuildings, the certification acts as abadge, making green efforts morevisible to community members.

“It just makes sense, from a healthyclassroom environment perspective toit being good for the overallenvironment,”Swaim said. “It is a greatway to save on operating costs andlower utility bills. And it makes for agreat educational environment —using the building as a tool.”

LEED can be applied to all types ofbuilding, including commercial andresidential development, according tothe USGBC. LEED provides buildingowners and operators with aframework for identifying andimplementing practical andmeasurable green building design,construction, operations andmaintenance solutions. These benefitswere pleasing and rewarding to allparties involved in the construction ofthe Vail Academy and High School.

“I think it is the right thing to do tobe a proponent of LEED, to getawareness out to everyone that it isattainable, and we can do it,” Floressaid. “It validates what we do. And itgets other districts and the state andfunding sources on the samebandwagon. Until the philosophy ofsustainability takes hold witheverybody, you have to make it visiblewith LEED.”

The Vail Academy and HighSchool has submitted for LEEDPlatinum certification and is waitingon the USGBC to calculate the projectpoints in order to award thecertification. Barger is confident theschool will achieve PlatinumCertification and is looking forward tothe recognition.

“I think it would be an outstandingachievement,”Barger said. “It would bea very proud moment for the VailSchool District to do something wehaven't done before.” AF

Vail Academy and High SchoolLEED Features:• Water efficient native

landscaping• 16,200 gallon water harvesting

capacity• Salvaged roof trusses used for

courtyard ramada• 40 percent water use reduction

from low-flow fixtures and water-free urinals

• 38 percent energy use reductiondue to high-efficiency buildingenvelope and mechanical system

• 13 percent of energy needsgenerated on site by 9.45 kWphotovoltaic system and fivewind generators

• 46 percent overall energy usereduction between envelope,HVAC and on-site powergeneration

• 70 percent of energy from greenpower sources

• 90 percent of all constructionwaste recycled

• 20 percent recycled content inbuilding materials

• 20 percent of building materialsfrom regional sources

• Low and zero VOC interiorfinishes

• Daylighting in classrooms viaskylights and clerestories

• Enhanced thermal controland comfort in classroomsand offices

• Enhanced acousticalperformance in classrooms

• 600 existing ocotillo,pincushions, barrels and yuccasalvaged from site


Since 1999, Tucson City has

been promoting solar energy asan inexpensive and environ-mentally-friendly alternative

to conventional heating and electricalmethods. Solar panels can be foundthroughout the community on citybuildings, neighborhood centers,gymnasiums, reservoirs and even busshelters.Through its efforts,Tucson hasbrought together industry, highereducation, effective incentives andsensible regulations in promoting solarenergy within the community.

“We were committed to reducingour carbon footprint, putting out lesscarbon and saving us money in the longrun,” said Bruce Plenk, solar energycoordinator for Tucson. “We reducedour carbon footprint and set an examplefor the private industry.”

Tucson has taken a number of stepsto ensure the city continues to producesolar energy. All new, city-fundedbuildings must produce at least 5percent of their energy needs throughsomething solar, whether it be solarelectric panels, solar water heating ordaylighting, said Plenk. Privately-owned buildings are offered a $1,000discount on their building permits ifsolar energy is incorporated into theprojects. In addition, Tucson and PimaCounty are working together to attractbusinesses that can help to build thesolar economy within the region.Already, Global Solar, a solar cellmanufacturer, Solon, a producer of solar

panels, Prism Solar, a solar researchcompany and Schletter, a manufacturerof solar racks, have located to the area.

“All of these things together haveresulted in a lot of solar activity inTucson,” Plenk said. “Solar is boomingin Tucson and nearby. We have a reallyvibrant solar industry.”

The U.S. Department of energynamed Tucson one of 13 Solar AmericaCities in 2007, granting $500,000 tothe city for the expansion of solar powerusage in the community. Most recently,Business Facilities ranked Tucson as theNo. 1 Alternative Energy Leaders inalternative energy manufacturing,growth strategy and development ofrenewable energy.

“There were many worthycompetitors for the top position in ourfirst annual Alternative EnergyIndustry Leaders metro ranking, butTucson was head-and-shoulders aboveeveryone else,” said Business FacilitiesEditor-in-Chief Jack Rogers.

Many companies, especiallycommercial companies, have joined thesolar movement in Tucson, installingsolar panels on their buildings andtaking advantage of tax incentives andrebates through Tucson Electric PowerCompany, Plenk said. Solar panels arepopping up all over the city, oncommercial and residential buildings,even on churches, all hoping to reducetheir carbon footprint and minimizeoperating costs, he said.

Tom Unger, president of Butera Real

Estate, recently installed 231 solarelectric panels on his office building at2030 E. Broadway in Tucson. Thepanels, which were installed by SolarPath, cost approximately $300,000.With nearly $200,000 in rebates andtax credits and an estimated savings of$20,000 in energy costs per year, Ungersaid he couldn't pass up the opportunityto install the panels which generateapproximately 54 kW of electricity forhis 22,000-square-foot building.

“I always thought it was a good idea,but it was just too expensive,” Ungersaid. “Now we will get our money backin five years and have another 20 yearsof saving a lot of money in electricity.”

The incentives of solar energy faroutweigh the cost of purchasing andinstalling solar panels, Plenk said.Electrical and water heating bills arereduced, and consumers recognizebusinesses as being environmentallyfriendly.

“You do your part to reduce globalwarming. You set a good example forother people. And, hopefully, you getsome business out of it too,” Plenkadded. “As far as I can tell, it is kind ofcontagious. One person takes theinitiative and pretty soon the wholeneighborhood is going solar.”

The energy and costs savings makesolar panels an easy sell, Unger said.Thesolar panels on his building inspired aneighboring building owner to installsolar panels on his offices also locatedon Broadway.

Tucson LeadsNation inAlternativeEnergyDevelopmentBuilding OwnersBenefit from City’sCommitment toSolar EnergyBy Kelly Lux

“It is the thing of the future,” Unger

said. “Everybody who can afford it

would be doing it if the word got out.”

Tucson will continue to grow its

solar energy program and promote

sustainable practices into the future,

Plenk said. The city hopes its most

recent recognition will attract more

green businesses and encourage local

residents and businesses to buy and use

green products.

“It is the kind of recognition we like

because it attracts the kind of businesses

that we are trying to get,” Plenk said. “It

will help bring green businesses to

Tucson.”

Tucson Electric Power Company is offering

incentive payments for commercial hot

water and space heating solar systems and

small and large commercial photovoltaic

systems. Find out more about their

Commercial Green Energy Programs at

www.tucsonelectric.com/Green/Business/

Commercial.asp. AF


alternative energy

Sanitizer StandsSanitizer floor stands combined

with sanitizing dispensers make iteasy to keep hands clean andsanitized. The stands provide

flexibility in placing hand sanitizingstations in multiple locations

throughout your facility.

AutomaticFaucets

Automatic faucets deliverwater only when needed,reducing water usage by70 percent, have omni-

directional sensing zones,guaranteeing activation

every time, and offer touch-free washing, preventing

the spread of germs.

Electronic HandTowel Dispensers

Electronic hand toweldispensers eliminate the needto touch the dispenser during

use, reduce the amount ofpaper used and are Federal

ADA Compliant whenproperly installed.


Electronic HandTowel System

AutoFaucet SST

Electronic CassetteDispenser Floor Stand

Dusting, Vacuuming, Waste CollectionA vacuum unit that combines three cleaning passes, dusting,vacuuming and waste collection, into one, can eliminate non-

productive travel times and store vital cleaning tools in one place,optimizing productivity and cleaning quality.

Odor NeutralizerOdor neutralizers, which

offer continuous odormanagement systems,

provide doses offragrance and odor

neutralizer for 60 to 90days, operating withoutbatteries, propellants or

added VOCs.

Recycling StationsRecycling stations, which are constructed withrecycled steel and plastic, can help your office

earn LEED credits by reducing waste andpromoting recycling within your building.

Sponsored By:

Maintenance Mart offers janitorial cleaning and equipmentsupplies for any size commercial facility, focusing especially

on green solutions and ecologically sound choices.Contact Maintenance Mart at (602) 252-9402


TCell

The Element

The DVAC

IPM is an acronym which stands

for integrated pest management.

IPM is generally described in the

pest control industry as an

effective and environmentally

sensitive approach to pest

management that relies on a

combination of common sense

practices.

Prior to WWII, the

development and use of

organo-synthetic com-

pounds focused on pest

management by chemical

means. In the 1950s and '60s,

pesticide applications began to create

chemical resistance in insect

populations as well as adverse effects

on non-target organisms. As a society

we were relying too heavily on

chemicals to solve our pest problems.

Entomologists began to investigate

other non-chemical solutions for pest

control, and the IPM seed was planted.

Over time IPM has evolved into a

definitive program with specific

strategies. There are several steps

involved in an IPM program. They

include communication and educating

customers about pests, pest manage-

ment and the various responsibilities

of the pest management company as

well as the customer. An IPM program

can only be successful when pest issues

on a site are solved using team work

between the owner/manager and the

pest control company.

Inspections and monitoring are also

important. This is necessary because

first and foremost the pest or pests

need to be properly identified. It is

essential to know what pest is present

and to determine whether there is a

large infestation or just a small, initial

population. This knowledge will effect

what decisions are made with respect

to control. Typically, an IPM program

has what are called “action thresholds.”

These are established between the

customer and the pest management

company at the beginning of the

relationship. In other words how many

pests will the customer tolerate? Once

that number is established, whether

the number is zero, 100 or more, the

pest management company will know

what actions to take once a pest

infestation is encountered on the site.

Preventative action is also part of a

good IPM program. A thorough walk-

through and inspection at a site may

lead to the discovery of critical areas

that need to be addressed such as small

holes in the walls of a structure which

enable pests to access the interior of a

building. There are also conducive

conditions that may encourage pest

populations such as dense tree and

bush foliage too close to a building, a

free water source in or around a

building and cluttered trash

receptacles and dumpster enclosures,

to name a few. A clean and sanitary

environment both inside and outside a

structure will go a long way toward

avoiding pest infestations.

Another component to IPM is

trapping.This is a chemical free way of

reducing or eliminating a pest

population. The target pest is lured to

a trap by food or some other attractant.

The traps can either be lethal or they

can be what are called “live traps” in

which the pest can simply be

removed from the site and relocated.

In some cases, no matter how

aggressively you use

n o n c h e m i c a l

strategies, it may

not be enough to

eliminate existing

pest populations.

In the event that

pesticide applications are needed,

these applications should only be made

in such a way that minimizes the risk

to non-target organisms and the


Integrated Pest Management: Non-ChemicalSolutions for Pest Control By Aaron Eubank

environment. When used properly,

pesticides are very effective at

knocking down heavy infestations in a

short amount of time. By eliminating

pest populations, we can realize

benefits such as protecting our overall

health from disease causing pests and

stinging insects and protecting our

property from destructive pests such as

termites.

In recent years many pesticides

have been created using products that

are extremely low in toxicity. These

typically consist of naturally occurring

plant oils and other organic materials

and include EPA-exempt products as

well as insect growth regulators. As

you may know, all plants create insect

deterrents. If this were not true, bugs

would have eaten all the plants many

years ago. These naturally occurring

compounds are now being widely used

to minimize and eliminate pests.

A final and critical part of an IPM

program is a continuing follow-up and

evaluation process. As with most

things in life, creating a successful

environment depends on constant

monitoring. Regardless of previous

treatment strategies whether non-

chemical or chemical, ongoing

inspections and reporting are necessary

in order to keep a site pest free.

Over the last decade, the pest

control industry has become very

serious about specifically identifying

what a Green Service is and how IPM

principles relate to it. The NPMA,

National Pest Management

Association, has created a stringent,

green pest management program

called GreenPro. This designation is

for pest management companies and

their employees who are committed to

a green approach to pest control. This

new program was created in part by

the NRDC, Natural Resources

Defense Council. This joint effort

between the NPMA and the NRDC

has created a single, tough, national

green standard. The GreenPro

designation clearly defines what the

pest control industry says is “green”and

creates a uniform system so everyone is

on the same page when providing and

regulating “green pest management.”

Integrated Pest Management is the

cornerstone to any environmentally-

conscious pest control program.

Implementing IPM strategies will take

a little more thought and time, but in

the end, we will all benefit from these

earth conscious efforts.

Aaron Eubank works with Titan Pest

Control. He is GreenPro certif ied. He can

be reached at 623.879.8700. AF


pest control

Planning the design of an

office is an essential,

although often overlooked,

element of employee

productivity and customer satisfaction.

By hiring a consultant to help with

office plan and space design, businesses

can make the most of their space,

creating a place for employees to

interact, develop, create and execute.

“When you get someone in there

who has experience of laying out the

furniture, you can benefit from the

ergonomics of getting it laid out

properly with the clearance of space

that they may not be aware of for

OSHA compliance” said Sarah Pena, a

designer at Arizona Office Liquidators

and Designs. “You don’t have to worry

about doing it wrong or right or

making it fit.”

Designers can help companies

select furniture that will maximize

their space, benefit employees

ergonomically and create an office that

is aesthetically pleasing, Pena said.

The Fertility Center of Arizona

recently hired Arizona Office

Liquidators to assist in decorating and

furnishing its new 6,500-square-foot

facility. The business wanted their

space to be done professionally and

grab the attention of its visitors.

“We had a distinct purpose to make

it comfortable,” said Hank Hoff,

director of the Fertility Center of

Arizona. “Everything we do here is

based on patient comfort. We wanted

to create an ambiance that supports

that.”

The Center wanted a modern and

contemporary, upscale yet comfortable

Carefully Designed Office Spaces PromoteEmployee Productivity, Development By Kelly Lux


appearance throughout its office space,

common areas, patient rooms and

lobbies, Pena said. The company also

wanted pieces that were

environmentally friendly — a trend in

the industry that is being followed by

most furniture manufacturers, she said.

The interior designers and the

architects coordinated to match the

carpet and paint with the furniture and

décor, Pena said.The colors used in the

office were carefully considered since

different colors stimulate different

moods. Contemporary colors —

espresso wood with cream upholstery

— were used to enhance the natural

beauty of the building and to keep the

view through the large picture

windows a focal point, she said.

When planning the layout of an

office, Pena suggests being cognizant

of where computers will be located in

relation to where guests will be

walking and/or sitting. Making sure

there is ample room for various

scenarios is also important. Overall,

simplicity is key, Pena said.

“I would definitely suggest keeping

it simple — not too cluttered

and not too overwhelming,”

Pena said.

Business owners should

decide whether an open,

closed or combination work

environment will work best in their

building, suggests The HON

Company, a designer and manufacturer

of workplace furniture. Map out and

discuss the design plan in a way that

will meet the needs of the office. Make

the space flexible for future expansion

and growth, HON suggests.

Setting a budget can simplify the

planning process, Pena said. At the

Fertility Center, Pena worked without

a budget, making the selection process

more complicated, she said. A budget

will give a designer an idea of what

types of products are within a

company’s price range, narrowing

down their selections.

“A projected budget makes it easier

to give clients what they are looking

for,” Pena said.

The planning process can take at

least four weeks, Pena said.This time is

spent determining the best

environment for the office, drawing a

space plan and selecting furniture. It

can take another six to eight weeks for

the products to be delivered. The

whole design process can take up to

three months when installation is

included, she said. AF


space planning


When disaster strikes or

an accident occurs, theimpact felt by yourbusiness can last long

past the incident itself. Without swiftand certain action you can losecustomers, revenue, inventory andprofits. However, incorrect action canjeopardize satisfactory restoration andcost you double the time and moneynecessary.

Here are a few emergency tips fromthe Restoration Industry Associationthat can help less loss after a disaster.

Fire and Smoke DamageOpen windows for ventilation,

weather permitting, empty fridges andfreezers to avoid additional biohazardcleanup and call a plumber to drain all ofthe lines. Do not wipe residue from

walls, ceilings or other absorbentsurfaces. Food items or canned goodsthat were exposed to heat during a fireshould be thrown out. Electricalappliances should not be turned on untilthey have been cleaned and checked.

Water DamageIf your building is damaged by

water, freeze valuable documents toprevent mold from advancing orforming, place aluminum foil squaresunder furniture legs to avoid carpetstaining, unplug and remove lamps andtelephones from wet surfaces, andopen drawers and cabinet doors forinterior drying, but do not forceanything that is swollen. Televisions,vacuums and other electricalappliances should not be operated onwet floors, especially wet concrete.

Building interiors should not be dried

with heat, which can cause mildew and

expand moisture damage.

Vandalism DamageEgged buildings should be hosed

down or washed away as quickly as

possible. Save discarded containers and

spray cans and turn them over to your

disaster recovery company who can use

the cans to determine the specific

pigments and inks that were used. Ink,

paint or cosmetic stains, which can set

permanently, should be removed by

professionals.

Contact Melissa Mullin, director of business

development and education, Abracadabra

Restoration Inc., at 520.323.3261 for a free

education class. AF

Emergency Tips to Save You and Your Building By Melissa Mullin

disaster recovery

The Mountain Ranch Market-

place shopping center, a joint

venture between Kitchell

Development Company and

Newland Communities, has received

the designation of LEED (Leadership

in Energy and Environmental Design)

Gold certification for Core & Shell.

Located within Estrella, an award-

winning master-planned community by

Newland, Mountain Ranch

Marketplace is anchored by Safeway

and located on the northwest corner of

Estrella Parkway and Elliot Road in

Goodyear, Arizona.

The mayor of Goodyear, Jim

Cavanaugh expressed his pride of the

accomplishment and combined efforts

of Kitchell and Newland

Communities, “As the first LEED

Gold certified project in Goodyear,

Mountain Ranch Marketplace has

established a new standard that we

hope all future developments in our

city will strive for.”

“We are excited and honored

Mountain Ranch Marketplace is the

first neighborhood shopping center in

Arizona – and one of the few in the

United States – to be LEED Gold

certified,” says Chad Schubert,

director of development for Kitchell.

“LEED is the top program in the

United States for the design,

construction and operation of high-

performance green buildings. The

process for obtaining LEED

certification is rigorous and requires a

significant commitment from the

entire project team,” says Rob

Schramm, design and construction

manager for Kitchell.

To qualify, a project must

accumulate points in six areas,

including sustainable sites, water

efficiency, energy and atmosphere,

materials and resources, indoor

environmental quality and innovation

in design.

Eighty-five percent of the

construction debris – a total of 765

tons – was diverted from landfill and

recycled. In addition, the project

incorporates wood certified by the

Forest Stewardship Council as coming

from well-managed forests. Also

among the many sustainable elements

incorporated into the design are high-

efficiency 15-SEER heating,

ventilation and air-conditioning

(HVAC) units; low-flow water fixtures


Neighborhood Shopping CenterReceives LEED Gold CertificationMountain Ranch Marketplace first in Arizona, and one ofthe few in the United States, to receive certification



and low water-use landscaping;

insulated low-emissivity glass; paints

and adhesives with low levels of volatile

organic compounds (VOCs); specially

designed quality controls to help remove

pollutants from storm water run-off;

highly reflective roofing materials to

reduce the urban-heat-island effect; and

measures to reduce light pollution.

Beyond the environmental benefits

to the community, the energy-saving

features at Mountain Ranch

Marketplace will provide tangible

benefits for its retail tenants, such as

lower operating costs, including a

projected savings of 35 percent in annual

energy costs, and a healthful

environment for employees and visitors

to the center.

“At Newland, we believe it is our

responsibility to make a positive impact

in the lives of our residents and in

society as a whole. The development of

Mountain Ranch Marketplace at

Estrella has been a pioneering effort of

innovation to support our goals in

ensuring the highest standard of quality

and value to our residents,” says Greg

Bielli, president of Newland

Communities’ Western Region.

At full build-out, the 22-acre

shopping center will provide 165,000

square feet of grocery, drug and retail

space. The first phase will contain

approximately 109,000 square feet. In

addition to anchor tenant Safeway, a

number of other retailers are locating in

Mountain Ranch Marketplace,

including Chase Bank, Walgreens,

Phoenix Children’s Academy, Papa

John’s Pizza, Great Clips, Estrella

Family Dentistry, Estrella Homes and

Land, SW Ambulance, Oasis Bagels

and several others that are in various

stages of lease negotiation.

The shopping center is designed in

the cottage-bungalow architectural

style, characterized by low-pitched

gabled roofs, rectangular composition

and deep overhanging eaves. Signature

elements include overlapping trellises,

brick and stone accents, tapered

columns, and open roof overhangs with

exposed rafter tails and outriggers.

Butler Design Group was the lead

architect.

Other members of the design and

project team included Laskin &

Associates Landscape Design;

Paul/Koehler Associates, structural

engineering; Kraemer Mechanical

Engineering; McGrew Electrical

Engineering; Kitchell Contractors;

Double AA Builders; Quest Energy

Group and AKA Green, LEED

Consultants. Property manager Ana

Spalding manages the property on

behalf of Kitchell Property

Management. AF

leedcontinued from page 25


Hollywood has not been kind

to the security officer, whois most often portrayed asthe inept, bumbling stooge

who only succeeds through sheeraccident or is the insider who pulls offthe heist.

History tends to forget guards likeFrank Willis, the security officer whodiscovered the Watergate burglarythat led to the downfall of a sittingPresident. Security Guard RichardJewell saved countless lives when hediscovered a bomb at the 1996Summer Olympics only to be latervilified in the media and by lawenforcement as the prime suspect. Hewas later exonerated, but only afterhaving suffered significant personalturmoil. Eleven security officers diedin the World Trade Center on 9/11,but that’s something most peopledon’t remember.

What sets apart the professionalsecurity officer from the stooge with aflashlight? The reality is that nobodygrows up dreaming of working insecurity. The vast majority of guardsuse it as transient employment toanother industry, or in tough

economies, as in today’s market, a jobin lieu of a career in their chosen field.Just as in every other segment ofsociety, there are the bad apples andthe rock stars, but most fall somewherein the middle.

This year there will be hundreds ofMBA graduates from Ivy Leagueschools around the county. A few willbecome CEO’s of Fortune 500companies and some will end up in jailfor SEC violations. Most will toil awayin middle management for their entirecareers. Just as in every other industry,the security companies that recognizetheir product is their people willrecruit and retain the best and thebrightest. A proven business model oftraining, incentive and appreciation arewhat brings out the “rock star”potential in every officer.

So, with all this in mind, how do youselect the right security vendor for you?

In Arizona, there are currently 316licensed security providers. Securitycompanies come in every shape andsize. From the typical paradigm of thestooge with the flashlight to fulltactical teams guarding dignitaries inhostile lands, security companies runthe gamut. The first step is identifyingyour specific requirements. Anyreputable company will offer to meetwith you at no charge and perform aneeds assessment. Would a tile layerquote a price for flooring withoutpersonally visiting the building todetermine the scope of work? I thinknot, and neither should a securitycompany. Is foot, bike or vehicle patrolbest? Armed or unarmed? Plainclothes or uniformed? A reputablecompany will offer a variety of servicesto suit each client.

Any company that offer’s only asingle service, or attempts to convincepotential clients that their way is theonly or best way, should be regardedwith suspicion. If your only tool is ahammer, every problem looks like a nail.

What about customer service?

There will be the occasional problem,it’s unavoidable. The question is howwill the company respond? Do you asthe client have direct 24 hour access tothe leadership team? Do they haveenough employees to switch officers inthe event the assigned officer just isn’tthe right fit? Can the company staff anadditional four to five officers on shortnotice for emergencies? Is thecompany ownership local or a multi-billion dollar conglomerate based onanother continent?

Training is a significant overheadcost. What kind of training does thecompany provide? In Arizona,unarmed guards are required to haveeight hours of training. Armed guardsmust take an additional 16 hours tocarry a gun. Conversely, in order to bea nail technician and work in a salonyou must have 600 hours of training. Ifthat doesn’t concern you, it should.Professional organizations spendconsiderable resources in exceedingtraining standards for their employees.

We live in a litigious society. Wouldyou rather have a guard company thatmaintains the minimum liability policyof $300,000 or $15 million? Reputablecompanies protect your assets frommore than just the bad guys.

When selecting a security provider,exercise due diligence, ask thequestions and don’t settle. Those of usin the industry see the good, the badand the ludicrous. Our goal is tochange the perception of the bumblingstooge with a flashlight.

By the way, our industry has a namefor that stooge. We refer to him as thelowest bidder.

Mark Coxen has 19 years experience invarious roles in the law enforcement/security industry. The majority of his careerhas been spent in training and policydevelopment or management. He iscurrently a sales and marketing represen-tative for Valley Protective Services inPhoenix, Tucson and New Mexico. AF

Feel Secure About Your Security CompanyProfessional Security Officer More than Hollywood StoogeBy Mark Coxen

security


Mission Statement:To actively and responsiblyrepresent and promote theinterests of the commercialreal estate industry througheffective leadership andadvocacy, through thecollection, analysis anddissemination ofinformation, and throughprofessional development.

2010 ScheduleOct. 26, 2010 – BOMA of Greater Tucson candidate mixer

and Halloween funNov. 30, 2010 – BOMA of Greater Tucson regular meeting on BOMA

360 Program “How you can qualify” and Electric Vehicle Project “The wave of the future”Dec. 21, 2010 – BOMA of Greater Tucson annual meeting and holiday gift wrap Jan. 18, 2011 – BOMA of Greater Tucson and IREM joint economic forecast event

Membership BenefitsMembership in BOMA Greater Tucson is all about opportunity - to learn, to grow andto affect positive change in the building ownership and commercial propertymanagement industry. BOMA Greater Tucson links real estate professionals to theinformation, networking and education they need to succeed. Here are a few of thebenefits members enjoy:

• Be part of apowerful team

• Build ImportantRelationships

• Boost Your Knowledgeand Skills

• Stay Up-to-Dateon the Industry

• Enjoy ExclusiveNetworkingOpportunities

• Access a WorldwideIndustry Network

• Advance YourCareer and Hirethe Right People

• BOMA MembershipSaves You Money

2010 Officers:Mona Deane, President

Gay Jarvis, President Elect

Katie Castillo, Secretary

Andrea Krug, Treasurer

Tina Olson, Past President

August: BOMA Tucsonand Phoenix meet in

Casa Grande toexchange ideas.

June 10: Membership Mixer

June 26-29: BOMA International Convention

July 27: BOMA Greater Tucson SpeedNetworking

BOMA of Greater TucsonPMB #140; 3305 N. Swan Rd #109Tucson, AZ 85712Office: (520)299-4956Fax: (520)[email protected]

BOMA Greater TucsonRECENT EVENTS:


W arren Buffett says,

“Price is what you pay,

value is what you get.”

Value in the painting

industry is quality paint that lasts. Many

companies budget for repainting every

two years, but with the right product

and the right contractor, paint can last

five to 10 years.

Painting is one of the least costly

ways you can improve your company's

marketability and the overall

appearance of your building. Here are a

few recommendations for selecting a

painting contractor and a paint product:

The Best ProductThe cost of your materials on a paint

job is approximately 25 percent of the

total contract amount.Thus, it is a small

percentage of the overall cost. Why not

choose products with a manufacturer

warranty of five to 10 years? It is only

marginally more expensive. Each paint

manufacturer makes various grades of

paint. Vinyls are less expensive than

vinyl/acrylics (like “Rustic”). A grade

higher are 100 percent acrylic paints

(such as “Acri-Flat”).The highest grade

are elastomerics or urethanes. Since it

takes the same amount of time to apply

low quality paint as it does to apply a

higher quality product, why not get the

best? You will get a lot of bang for your

buck and your paint job will look better

longer.

ExperienceMake sure that whatever painting

company you hire has an owner who

has extensive experience in the painting

business. Before you solicit a bid from

any company, I recommend you check

out the owner’s level of experience.

First, check to see how long the

company has been in operation in

Arizona. A good benchmark is to stick

with companies that have been around

Save Money in the Futureby Choosing the RightPainting Contractor, Paint Product NowBy Brad A. Ghaster

Painting is one of the least costly ways you can improve yourcompany's marketability and the overall appearance of yourbuilding. Right: Before Painting.


for at least 10 years because that is a

sign of stability. Second, check on how

long the ownership has remained the

same. You want to deal with companies

who hire the most experienced

employees. Ask how long the key

employees have been with the company

you are getting a bid from. High

employee turnover is a sign of trouble or

poor management. Also, ask about their

hiring practices. Make sure the

company you hire performs background

checks and drug tests prior to hiring to

limit your exposure. This is protection

for you and your tenant.

Satisfied CustomersThere are two main ways to assess the

level of satisfaction of a company’s

customers. One is by asking for and

checking their references. The second is

to check the company’s record with the

Better Business Bureau and the Registrar

of Contractors to see if there have ever

been any complaints filed.If the company

has a long history in the Valley of more

than 10 years or so and has no complaints

with either the BBB or the ROC, you

can feel confident in their integrity.

Hire Your ProfessionalAssociation Members

Companies that are fellow members

of BOMA, IFMA and/or NAIOP are

good to hire because they care enough

about these organizations to be

involved. Members of these

organizations are held to a higher

standard in that community. In

addition, they will often offer discounts

to association members for painting

their commercial buildings and even for

painting their homes.

Written Scope of WorkRemember to have a written scope

of work prepared for each project. This

will ensure you get bids that are correct

in scope and consistent among bidders.

All bidders will include the same things

with the same quality prep and paint

product. This approach makes the

project bidding fair to all bidders and

makes it easy for you to compare bids

and bid prices.

ConclusionPainting provides a facelift for your

building, and in this competitive leasing

environment, it will help your building

stand out from the rest. Using these tips

can help you in the process of hiring a

painting contractor and choosing a paint

product and will help give the best value

possible.Remember,by selecting the right

company and the right product, you will

receive real value and quality that lasts.

Brad A. Ghaster is the president of

Ghaster Painting & Coatings, Inc. in

Phoenix. He can be reached at

602.277.8541. AF

paints & coatings


Individuals, businesses and

governmental agencies know that

clean plus green equals good. More

than just a trend, implementing a

green cleaning program is now

recognized as a wise business move.The

much touted benefits of creating a

healthier workplace include increased

productivity and reduced costs. Green

cleaning has also become a key

component in obtaining certification

under the U.S.Green Building Council’s

LEED (Leadership in Energy and

Environmental Design) rating system.

A Holistic ApproachWhen it comes to maintaining a

healthy facility, all areas – from

entryways to bathrooms to HVAC

systems – affect the indoor

environment. In choosing a green

cleaning program, make sure the

provider looks at your building

holistically, considering the building’s

purpose and uses.

Because entryways serve as

gateways for pollutants entering the

building, a good program will begin

there. While traditional cleaning

methods attempt to control this dirt

after it enters and spreads throughout

the building, effective green cleaning

focuses on trapping and removing

contaminants at entryways. Cleaning

chemicals, janitorial processes and

equipment, ventilation systems, waste

removal, and even occupant habits are

other areas that a holistic green

cleaning program will address.

A Beyond-the-Surface FocusDirt, bacteria, mold and other

pollutants may not be seen, but they

can certainly affect the indoor air

quality. Green cleaning programs aim

to remove harmful particles from the

air, not add to the problem by using

harsh chemicals.

Although it may be difficult to

judge how well a green cleaning

program has removed unseen particles,

you can ask about equipment used to

make sure that it is efficient and well

maintained. Steps that facility

maintenance providers can take to

demonstrate a beyond-the-surface

focus include emptying vacuum bags

when half full and keeping equipment

clean. Even something as simple as a

dusting cloth can make a difference; A

microfiber cloth captures dust, rather

than just moving it around. These

small measures ensure that the

equipment and processes contribute to,

rather than counteract, the

effectiveness of your program.

Products and Services OfferedThe products used in green

cleaning play a vital role in the

program’s success. Products should

qualify for third-party certification by

organizations such as Green Seal.

Unlike traditional cleaning products,

these certified chemicals and

equipment are designed to work

effectively, while minimizing

environmental impact and decreasing

risks to health and safety.

Knowledgeable EmployeesEmployees who will be designing

and implementing your green cleaning

program must understand the

objectives of green cleaning, as well as

their own role in the process. Janitorial

staff should know each product’s

designated use, green cleaning

processes and equipment maintenance

procedures. Regular inspections and

quality control programs ensure that

employees’ work meets high standards.

The best facilities maintenance

providers also continually train their

employees on the best practices in

green cleaning.

Educational andCommunication Programs

A truly professional green cleaning

provider goes beyond the tactical

implementation of cleaning strategies

to become a partner in creating a

healthier environment. Most

successful programs include regular

communications so that building

occupants and facility stakeholders

understand the importance of green

cleaning and what they can do to make

a difference.

Communicating your green

program to the community and

building occupants helps you reap the

benefits of being a socially conscious

facility or business. You will attract the

growing numbers of people who care

about protecting the earth’s resources

and improving indoor air quality.

Each facility has unique goals, and

each maintenance provider will bring

its own set of expertise to a project.

The provider you choose should

recognize your goals and offer

customized services and products that

ensure your program’s success.

Lauren Mulrooney does

business development

for ABM Janitorial

Services in Tempe,

Ariz. She works with

commercial off ice

buildings in providing

green cleaning and can be reached at

480.968.8300. AF

Five Features of EffectiveGreen Cleaning Programs By Lauren Mulrooney

janitorial


Maintenance Mart has beenselected as the 2010Minority EnterpriseDevelopment Week's GreenFirm of the Year, recognizingthe company for its notablesuccess and demonstratedoutstanding leadership in applyingsustainable practices in theirbusiness and in contributing toArizona's economy.

“As a team we are very, veryhonored. Everybody that workshere for us has bought into thesame passion as we have,” saysMaintenance Mart PresidentShelley A. Riley. “It is nice to berecognized, but most importantly, itmakes everyone know that wehave been doing the right thing allalong. We encourage otherproperty managers and cleaningcompanies to get on boardbecause the green movement isnot a fad. It is here to stay. It is thewave of the future.”

Maintenance Mart has beenapplying sustainable practicessince 1996, with a company-widerecycling program that recycles aquarter of a ton of cardboard andrecyclables per week. Thecompany also provides a recyclingprogram for their customers,recycling pallets and copper. Inaddition, the company sellsjanitorial products and cleaningsupplies, including toilet paper andhand towels, that are made ofrecycled materials.

“Since 1996 we have been veryconscious of setting an example forothers to follow,” says Riley. “It hasbeen the right thing to do all along.It is just now everybody else isstarting to catch on.”

The company continues toimplement new green practicesthrough its services. All of thecompany's mops and broomhandles are made of bamboo andreinforced with recycled wood,Riley says. The heads of the mopsare made of recycled water bottles.The company also offers a free

green cleaning class to all of itscustomers, teaching businessowners and managers about theproper procedures for greencleaning and helping them todevelop green cleaning plans fortheir buildings. Their efforts in 2009were instrumental in more than adozen properties becoming LEED(Leadership in Energy andEnvironmental Design) certified.

Maintenance Mart received theaward at the MED Week Awardsbreakfast on Sept. 8 at the ArizonaGrand Resort.

Cassidy Turley BRECommercial, a full servicecommercial real estatefirm, announced they havecompleted the sale of TheCitadel, 8700 E. Pinnacle PeakRoad. Brentwood West, LLC, aChandler, Ariz. based investmentcompany, purchased the mixed-use office and retail property for$2 million.

Built in 1996, this 28,548-square-foot, Class B property issituated on 2.78-acres at the hardcorner of Pinnacle Peal and PimaRoads. The property was 16percent leased at the time of sale.Brentwood has indicated they planto renovate the property. CassidyTurley BRE Commercial has beenawarded the leasing assignment.

Eric Wichterman, MichaelCoover and Michael Kitlica, withCassidy Turley BRE Commercial,represented the seller, Helios AMC,and the buyer during the salestransaction.

Capital CommercialInvestments Inc. (CCI)announced plans to beginwork on Continuum, a 152-acre master-planned science andtechnology park located along thePrice Corridor in Chandler, Ariz.The project is designed as a world-class destination for innovativeworkers and leading-edgecompanies from around the world.

Continuum is intended to attractcorporate headquarters, datacenters and expanding industries inbioscience, renewable energy andadvanced business services. Theproject includes an existing, two-story 512,000-square-foot hybridcorporate office/R&D facility that isavailable for sale or lease.Individual parcels, ranging in sizefrom three to 50 acres, are alsoavailable for development or build-to-suit opportunities.

CB Richard Ellis (CBRE) hasbeen ranked the No. 1commercial propertymanagement firm in the world,according to National Real EstateInvestor. The company hasretained the top position in thepublication's annual ranking forseven consecutive years.

CB Richard Ellis manages morethan 2.5 billion square feet ofcommercial property globally andmore than 22.6 million square feet ofcommercial property throughoutmetropolitan Phoenix, making CBREthe area's largest property manager.

“Property owners know that theycan trust CB Richard Ellis to deliverbest-in-class management of theirreal estate assets,” said Afton Trail,

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managing director of CB RichardEllis' asset services division inPhoenix. “In metropolitan Phoenixand around the world our greatprofessionals and powerful serviceplatform have made CBRE themarket leader.”

The U.S. Green BuildingCouncil (USGBC) hasopened the BuildingPerformance Partnership(BPP) program to all currentwhole-building LEED-certifiedcommercial and residentialprojects. BPP, a program toengage owners and managers ofcommercial and residential LEED-certified green buildings, optimizingthe performance of buildingsthrough data collection, analysisand action, will further the efforts tounderstand how buildings performfrom the moment of LEED

certification and years beyond.

This partnership among USGBCand the thousands of LEED projectowners will result in the populationof a comprehensive green buildingperformance database and enablestandardization of reporting metricsand analytics to establish newbuilding performance benchmarks.

“By providing a large andaccurate data set critical tosupporting the ongoingimprovement of LEED andcontinuous optimization of LEED-certified projects, BPP will ensureLEED projects deliver on theirextraordinary environmental andeconomic potential,” said ScotHorst, senior vice president, LEED.

Participation of current LEED-certified buildings is voluntary. Thepartnership is made up of owners,managers and occupants of

buildings of all sizes and types thatare committed to improving theirown performance as well ashelping drive the ongoingdevelopment of LEED. The LEEDbuildings that participate in thepartnership will receive annualinformation on performance,specifically comparing predicted oractual performance at the time ofcertification with the project’scurrent performance.

Additionally, the report willshow aggregated data of likebuildings and certification levels,and will act as a case study of aproject’s strong performanceand/or significant improvement.Currently more than 120 projectsare participating in Phase One,and these projects will receive abasic performance report in timefor Greenbuild 2010 in Chicagothis November. AF

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Arizona FacilitiesP. O. Box 970281Orem, UT 84097-0281

arizona facilities fall 2010

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