Wire Management andWire Management andthe Modern Buildingg

Walter Taylor

BICSI U.S. Northeast RegionMarch 15, 2013March 15, 2013

OverviewComparison of (3) different approaches for power, voice and data wire distribution and management in the modern building:data wire distribution and management in the modern building:

1. Traditional Construction – Rigid Wiring Methods

2 Tall Post & Panel (2’ x 2’) Raised Floor2. Tall Post & Panel (2 x 2 ) Raised Floor

3. Low-Profile Access FloorsA Plastic Fixed GridA. Plastic Fixed GridB. Steel Gravity-Held

TRADITIONAL CONSTRUCTION – RIGID WIRINGWIRING

Examples - Traditional Wire Distribution

Behind Walls in Metal Framing

Suspended Ceilings in Cable Trays

Examples - Traditional Wire Distribution

Power Poles Power Strips

Core Drill – Slab Systems Core Drill – Poke Through

Traditional construction = rigid wiring

– Core drills

– Trenches in concrete

– Walker duct and deck systems

– Suspended ceilings

Sh k ll– Sheetrock walls

– Wired furniture with power polesp p

Core Drills

M T I t llExpensive X-Ray of Slab

• Messy To Install• Room Is Unusable During Install• Limited Wiring Space Available / Zero Flexibility After InstallLimited Wiring Space Available / Zero Flexibility After Install• Furniture Layout Restricted By Box or Poke-Through Locations• May Require Access To Other Tenant Spaces To Instally q p

– Inconvenient– Costly – Work May Need To Be Done After Hours

Trenches In Concrete

• Extremely Messy To InstallExtremely Messy To Install• Room Is Unusable During

Install• Limited Wiring Space

AvailableZ Fl ibilit Aft I t ll• Zero Flexibility After Install

• Furniture Layout Restricted By Box Locations

Expensive X-Ray of Slab

Walker Duct and Deck systems

Ab l t l I bl• Absolutely Immovable• Limited Wiring Space Available• Furniture Layout Restricted By Access PointsFurniture Layout Restricted By Access Points

Suspended Ceilings

Avoid Struggles with Drop Ceilings!

• Broken tiles• Falling Debris• The need to remove dozens of tiles• Wrestling an extension ladder through the ceiling• Wrestling an extension ladder through the ceiling

Wired Furniture / Power Poles

• Unattractive• Limited Wiring Space AvailableLimited Wiring Space Available• Not Easily Relocated• Furniture Layout Restricted By Polesy y• Can Be Costly to Move

Wired Furniture

• Narrow raceways and panels limit capacity• Separation of high and low voltage difficultp g g• Changes are time-consuming and costly• Dismantling degrades furniture over time

Rigid wiring = static & inflexible

The need for improvement and upgrades is often resisted because of the cost and effort

With the explosion of technology these methods

involved to make changes.

With the explosion of technology, these methods and their inherent inflexibility become obsolete. Result - actually add undue costs and conflict to ythe modern building.

When to use Traditional methods

• In spaces with minimal electronics and telecom• In spaces which do not require wire management flexibilityp q g y• In spaces with minimal anticipated reconfiguration • Examples: warehouses, corridors, elevator lobbies,

dormitories, cafeterias, stairwells

Traditional Raised Access Floor

Underfloor Air Distribution

Cable Moves / Adds / Changes

What is a raised access floor?access floor?

a k a raised computer room floor –a.k.a. raised computer room floor designed by engineers as a 2’ X 2’ post & panel sealed air plenum –originally 3’ above a concrete floor

When was itWhen was it invented?First installation was

Early 1960’sy

What was it intended for?

The design intent of the engineers was to create a sealed air plenum to cool mainframe computers that were powered by 1000’s of heat generating vacuum tubes

Traditional raised access floor

Typically 12” – 36”+ Design has remained relatively unchanged since mid 1960’s

• If a group of engineers were trying to design a wire management• If a group of engineers were trying to design a wire management system in 2013, would they come up with a 2’ x 2’ concrete panel that weighs 42 pounds?

• The traditional raised access floor system panels are filled with t th t th HVAC ld t h thconcrete so that the HVAC could not push them up…

• That is an important distinction to keep in mind.

Methods of InstallationTall Raised FloorsTall Raised Floors

• Tall Post and Panel Floors require posts to be glued and/or q p g /bolted to the concrete slab at 2 ft intervals

• The 2’ x 2’ panels are fastened to the posts with screws• In many cases, stringer systems are attached• In most cases, fire suppression apparatus is installed

Low profile access flooring

• First introduced in the mid-90’s• 1.6” – 4” finished floor height• Advances in design and materials have enabled the

creation of strong, quiet, rapidly installed and implemented systems

• Low profile access flooring revolutionizes the way space• Low profile access flooring revolutionizes the way space can be made to conform to any users needs.

Why use low profile Access Flooring?

• To efficiently di ib d ddistribute data and power cabling.

• To realize certain real cost savings in thecost savings in the construction, renovation, use and l t i i flayout revision of building space.

Where to use Low-Profile Access Floors

Offices Schools Training rooms

Casinos Museums Conference Centers

In spaces where the objective is flexible wire management Manufacturing facilities

Residential Hospitals

Libraries Computer Labs Trading Floors

wire management without under floor air distribution:

Health clubs Data Centers TV / Radio Stations

Executive Offices Emergency Dispatch Retail

Methods of InstallationPlastic Grid Low Profile Systems

Involves screws, glues and fasteners to attach a support matrix of some sort to the floor and/or the use of these techniques to attach panels to these matrixesof these techniques to attach panels to these matrixes or the floor itself.

Methods of InstallationLow Profile Steel Access FloorsLow Profile Steel Access Floors

I l th f i t l ki d l th t it d th

• Lay fire-retardant foam undersheet

Involves the use of interlocking modules that use gravity and the weight of the entire assembled system to keep the floor in place.

y

• Distribute base units and channel plates

• Connect together rapidly without tools

• Secure ramps with 1 ¼” concrete anchor screws

NO GLUES, SCREWS, OR FASTENERS

Low Profile Access Floors = Flexible Wiring

• Newer generation low profile access floors provide flexibilityNewer generation low profile access floors provide flexibility, efficiency and ease-of-use

• Moves / adds / changes/ upgrades to the wiring system are accomplished in a fraction of the time as compared to rigid wiring approaches

• Flexible low profile wire management systems make it feasibleFlexible low profile wire management systems make it feasible and easy to upgrade wiring to improve operations and capabilities

• IT, Electricians and Facility Managers benefit!

Low Profile Access Floors = Flexible WiringWiring

• Avoided - Wrestling An Extension Ladder • Through The Ceiling• Entire Path Accessible • Furniture Layout Unrestricted

Add Data, Communications, Fiber Optic, and other Cables

• Everything Runs Through The Floor• Avoid Struggles With Drop CeilingsAvoid Struggles With Drop Ceilings• Avoid The Need To Fish Cables Into Wall Cavities• Avoid The Need To Cut Sheetrock & Other Wall Finishes• Need Another Cubicle… Add It!• Removing A Cubicle… Easy!• Need A New Furniture Layout… Just Do It!• Data/Comm Cables Can Be Identified For Future

Use and Left In The Floor

CeilingTypical Install To Add LocationsTypical Install To Add Locations

• Get a Ladder• Open The Ceiling• Discover Duct In Your Way• Close The Ceiling• Move The Ladder• Open The Ceiling• Open The Ceiling• Hang a Single Support• Move The Ladder 5’ – 8’ Further AlongMove The Ladder 5 8 Further Along• Repeat… Repeat… Repeat…

Typical Install To Add Locations

• Set Up Your Reels• Grab A Coworker• 2 Ladders Needed• Throw a Weighted String?• Send a Fish?• Move Ladders As Needed Until Destination Is Reached• Move Ladders As Needed Until Destination Is Reached

Typical Install To Add Locations

• Two People Needed To Pull In WiringTwo People Needed To Pull In Wiring• One Feeds At The Reels• The Other Hops Up & Down a Ladder As Neededp p

• TOTAL ELAPSED TIME = 6 - 12 man-hours

Typical LP Access Floor Install

• Get a LadderGet a Ladder• Open The Ceiling• Discover Duct In Your Wayy• Close The Ceiling• Move The Ladder• Open The Ceiling• Hang a Single Support

M Th L dd 5’ 8’ F h Al• Move The Ladder 5’ – 8’ Further Along• Repeat… Repeat… Repeat…

Typical LP Access Floor Install

• Use Screwdriver To Raise Edge Of Carpet SquareUse Screwdriver To Raise Edge Of Carpet Square• Remove Carpet Square• Lift Access Floor Channel Covers• Repeat…

Typical LP Access Floor Install

• Set Up Your ReelsSet Up Your Reels• One Person Needed To Pull Wire• Stretch Wire To Lengthg• Place Wire Into Channel

• TOTAL ELAPSED TIME = Less Than 3 man-hours!

LABOR SAVINGS

• A Low Profile Access Floor System Can Save You Money!y– Up To 66% Savings In Labor Costs For Wire Pulling

• The Wire Pulling Work Is Done in 1/3 Of The Time – As Compared To Typical In-Ceiling Installations

Both Methods Require:

• Closing The Openings In The Path• Closing The Openings In The Path This Is MUCH Faster On The Floor Than In The

CeilingCeiling

• Terminations – Same Amount Of Time Allotted• Terminations – Same Amount Of Time Allotted

Save On Wire Costs

Use Less Wire No Need To Go Up Over and DownUse Less Wire – No Need To Go Up, Over, and DownFor a Typical 10’ Commercial Ceiling

PLUSPLUS2’ – 4’ To Get To Your Hangers:

– This Saves 17’ – 20’ Of Wire For EACH Drop– 100 Drops x 17’ = 1700’ of SAVED PRODUCT– 100 Drops x 20’ = 2000’ of SAVED PRODUCT

– THAT’S TWO REELS OF WIRE!

Save On Wire Costs

• Use Less Wire – The Access Floor Allows You To Go Down and Over

• Run 3’ – 5’ Down To The Floor• Run Across To Your Location• Run 3” (Furniture) – 18” (Wall) To The Planned

Location

Save On Other Costs

• Spend Less Moneyp y No Hangers To Buy No Hardware Needed For Hangers

• NO Beam Clamps• NO Beam Clamps• NO Support Wire• NO J-Hooks

O & l• NO Nuts & Bolts

• Immediate Savingsg

• Real Savings ON EACH PROJECT

IT• IT is all about the software and functionality … Implementing

the wiring infrastructure is a necessary evil.

• Space for cables is limited. Most of the things networkengineers and technicians do is a work around.

• A flexible wire management system facilitates to allow IT tofocus on the Main Thing.

Electrical

• Electrical wiring needs to be isolated from network and AV cable

• With the explosion of CAT6 and fiber optics in the modernoffice, electricians are forced into tighter, less flexible spaces.

• A flexible wire management system delivers capacity, organization and natural separation.

Electrical

• Adding IT Capabilities?• Need Additional Isolated Ground Circuits?• Need Additional Isolated Ground Circuits?• Adding An Equipment Rack And Need More Power?

• Low Profile Access Flooring Allows: EASY Additions To Existing IT RoomsEASY Additions To Existing IT Rooms EASY Installation Of Power And Data To New Cubicles EASY Installation Of Power And Data To New Offices

Facility Managers• IT, Electrical, Furniture, Audio-Visual, Lighting etc. are typically

competing for limited cabling space in the same buildingcompeting for limited cabling space in the same building

• Facility Managers often play “Referee” to these opposing objectives

• A flexible wire management system allows all these key constituencies to harmonize.

98% of Class A office space uses access flooring in the Pacific Rim countriesflooring in the Pacific Rim countries

J 65% f Cl A ffiJust over 65% of Class A office space uses access flooring in the European Union

Just over 5% of Class A office space uses access flooring in the U.S.

Source: BOMA Study on Class ‘A’ Office Turnover

Industry Trends – FURNITURE MFGS

h ® fil lTecCrete & TecFlor Pathways® Low-Profile Floor

• Haworth and Steelcase have acquired access floor product lines.

• Raised access floors are now sold with their furniture as a packageRaised access floors are now sold with their furniture as a package.

• Trend is away from wired furniture to using access flooring for power, voice and data distribution.

• Finally responding to years of complaints from clients over frustration experienced with electrified furniture systems being inefficient and costly to maintain?

Specifications

Prior to 2004, all raised access flooring was listed in:Section 10270 – Specialties.

Masterformat 2004, the category was changed to:Section 09 69 00

FinishesRaised Access FlooringAll Raised Floors regardless of design

FinishesSection 09 69 33Dec 2009, New Category for Wire Management:

FinishesRaised Access FlooringLow Profile Fixed Height Access Flooring

Certifications

GreenSpec - A USGBC sanctioned directory has listed tall post & panel floors and steel low profile access floors, for different reasons:

Post & Panel with Underfloor Air can contribute to LEED points in: Energy & AtmosphereEnergy & Atmosphere Indoor Environmental Quality Regional Materials

Low Profile Steel Floor can contribute to LEED points in Low Profile Steel Floor can contribute to LEED points in: Building Reuse Construction Waste Management Materials ReuseMaterials Reuse Recycled Content Regional Materials

Certifications

• Most access flooring systems in existence are designed to run plenum rated cable underneath. Now alternative systems are available that Now alternative systems are available that

accommodate non-plenum rated cable

• Only one Low Profile system has a UL listing

• Only one Low Profile system has an MEA # in NYCOnly one Low Profile system has an MEA # in NYC

ASTM E84 is the Flame Spread and Smoke Density Test for access flooringp y g

Class A performance is the top rating, indicating Non-combustibility

All steel systems have Class ‘A’ fire rating

The majority of low profile access flooring have combustible components

Example: particleboard and /or plastic substructure

Traditional post & panel Raised Access Floors often require fire suppression system per code.

It is important to understand Client’s Underwriting Policy as it pertains to Combustible systems

RAMPING

Ramping Railings + 6” REQUIRES HANDRAILS Railings ADA Requirements 1:12

Note: The higher the Finished Floor Height (FFH) the more floor

+ 6 REQUIRES HANDRAILS

Note: The higher the Finished Floor Height (FFH), the more floor space is consumed by ramping. For example, an 18” floor consumes 90 sq ft of workspace (3 slopes, 2 landings).

Connections

Voice / Data:Power:

+Access Floor

P / V i / D BPower / Voice / Data BoxApprox. 10 Manufacturersof this type of technology

Traditional – Plugs in Wall

Power/Voice/Data Floor Boxes

Powerflex Xcel™Powerflex Xcel™

And several others!

The Impact of Churn

4 primary sources or levels of churn: Companywide restructuringCompanywide restructuring Ongoing employee moves Ongoing formation and operation of project teams New Equipment / Technology Upgradesq p gy pg

Per IFMA: Class A Office Space – 43% Average Turnover (churn) Furniture Moves cost average $729 per workstationFurniture Moves cost average $7 9 per workstation

Plus $200 - $600 for extra circuits / receptacles Plus $300 - $450 for adding data cabling to workstation Drywall changes: add $100 - $200 per linear foot

Case Study PVD Delivery in a Modern Office Building

Comparing Four (4) Wire Management Platforms:

y g

1. Traditional Construction 3A. Low Plastic Access Floor– Fixed Grid

2. Tall Post / Panel Raised Floor 3B. Low Profile Steel Floor – Gravity Held

Life-Cycle Cost Analysis at…

I t ll ti (‘ i ’) Installation (‘move in’) Occupancy (‘live in’) Restoration (‘move out’) Restoration (‘move out’)

Case Study PVD Delivery in a Modern Office BuildingPVD Delivery in a Modern Office Building

CONDITIONS• 5000 SF Workspace• 5000 SF Workspace

– 50 Work Stations, 2 Entranceways

30% A l Ch R 10 Y O• 30% Annual Churn Rate, 10 Yr Occupancy– 15 workstations annually, 100LF cabling per station

• 10% Annual Furniture Replacement

• Restoration to Move-in ConditionRestoration to Move in ConditionSources: National Construction Estimator

BOMA Study on Class ‘A’ Office TurnoverIFMA “Survey of Facility Management Practices, Research Reports #4y y g p

and #23

10 Year Case Study Summary

MOVE-IN LIVE-IN MOVE-OUTTOTAL

LIFE-CYCLECOSTS

TRADITIONAL

COSTS

65K 139K 20K $224K

TALL POST & PANEL 118K * 55K 33K $206K

LOW PROFILEPLASTIC FIXED

64K 60K 10K $134K

LOW PROFILESTEEL GRAVITY

75K 38K (8K) $105K

* Includes raised floor, fire detection and sprinkler system, handrails, and lost space due to ramps

Case Study Conclusions

• The cost of running wires through furniture would cover a large portion of the initial investment in access flooring

• In Tall Post & Panel floors, ramping consumes valuable k d h ld b i d i ifi t tworkspace, and should be viewed as a significant cost

factor. Excessive time and specialized labor and tooling required for minor changes

• Plenum-rated cabling is a premium cost that contributes significantly to the life-cycle cost of an active space

• Restoration costs and buyback scenarios should be quantified upfront

Summary – Key Learning Points (1)

• Core drilling, running wires behind walls and in drop ceilings is obsolete for active space

• Power & data poles strips and whips are inflexible and clutter• Power & data poles, strips and whips are inflexible and clutter workspace

• Electrified furniture is costly, has limited capacity, and does not adapt well for changes, adding unnecessary cost.

• Access floors provide the optimal platform for wire management the furniture manufacturers realize this andmanagement – the furniture manufacturers realize this and are acquiring access floor product lines to maintain control

Summary – Key Learning Points (2)

• Tall Post & Panel (2’ x 2’) floors are useful in limited applications i e excessively poor slab tolerance under floorapplications i.e. excessively poor slab tolerance, under-floor HVAC

• The Design community tends to select and over specify post• The Design community tends to select and over-specify post & panel systems, though better alternatives clearly exist. Hidden cost factors: Ramping, Fire Suppression, Plenum-Rated Cables,

Stringer Systems, Restoration CostsStringer Systems, Restoration Costs Only 20% of post & panel tall floors are installed with HVAC as the catalyst

• In Low Profile Access floors are the optimal platform for wire p pmanagement in the modern office and technology building This has been proven in the Far East and Europe, and through life cycle ROI

Analysis

Summary – Key Learning Points (3)

Low-Profile access floors come in two designs:Pl ti St t Fi d G id• Plastic Structure – Fixed Grid The dominant system has particle board panels Less expensive upfront, but less durable, less accommodating and not

environmentally-friendlyl h l f l f ll More costly over the life-cycle of installation and use

Replacement of components typically starts almost immediately

• All Steel – Gravity–Held Green, LEED Credits MEA, UL Listed, ASTM E84 Class A 5-second no tool easy access for wiring changes High Strength, Reusableg g , Most Cost-Effective over the life-cycle of installation and use MOST DURABLE AND LONG LASTING, AND MOST USER-FRIENDLY

Summaryy

I hope you have gained a better understanding of the three platforms for Power & Voice/Data wire management in the

d ffi b ildimodern office building:

Thanks for our time together!