Author: abrahamwien18

Miami weather forecast …rising tides, flooding and heat

Posted on February 19, 2015February 19, 2015 by abrahamwien18

8/13/14

By Paul L. Jones, Founder,
Director, Financial Advisory Services for Emerald Skyline Corporation

I live in Miami – it is my home. The other night I was watching the weather forecast. The August full moon, a “super” moon, was on Sunday. The forecaster gave us the news that the weather was going to continue to being in the mid-90s with afternoon thunder storms – summer in Miami, no news there (NOTE: All of the record high monthly record temperatures in Miami have been recorded since 1971). However, the forecaster continued to advise viewers who live on Miami Beach and other low-level areas that they may need their rubber boots in order to get to their cars in parking lots and to watch for flooding along the roadways….This is a fairly recent phenomenon – but one that is going to be a part of the forecast for years to come.

It has been a year since Rolling Stone published its article entitled “Goodbye, Miami” written by James Goodell (7/4/2013 Read more: http://www.rollingstone.com/politics/news/why-the-city-of-miami-is-doomed-to-drown-20130620?page=3#ixzz3A6oXVFId).

When the article was first published, most of Miami’s leaders scoffed at the article and the idea that Miami may not exist in 100 years. Perhaps it was the publication in which it was published or wishful thinking, but most of Miami’s (and Florida’s) business and political leaders decided to stick their head in the sand and ignore the increasing number of days in which our streets are flooded.

As reflected in numerous studies and many reports and articles, the world is warming. It does not really matter if it is natural or man-made – the facts are the facts – and this one will not be ignored for long. Along with the warming of the earth’s surface is a rising of the sea level resulting from both the melting of the ice caps and the expansion of the water as it warms….It has already risen almost one foot in the past century – and the pace at which it is rising is hastening.

Predictions are that the sea level will rise by two feet within 35 years and by up to one foot per decade thereafter – until the earth’s temperature stabilizes. At these levels – and with no actions put into place – Mr. Goodell’s prediction will surely come true.

The implications are immense: According to the report, Risky Business: The Economic Risks of Climate change in the United States, produced by the Risky Business Project led by former New York Mayor Michael Bloomberg and published in June:

“In Florida, because of porous limestone on which the major southern cities were build, even modest sea level rise comes at significant economic cost. Under current projections, between $15 billion and $23 billion (in today’s dollars) of existing property will likely be underwater by 2050, a number that grows to between $53 billion and $208 billion by the end of the century…An additional $240 billion in property will likely be at risk during high tide that is not at risk today.”

The impact of rising sea levels goes beyond flooded streets and imminent threat to property – and the impacts will grow exponentially as the sea rises and our leaders and citizenry remain immobilized – whether out of denial, ignorance or apathy.

Miami especially is vulnerable because of our low ground level (one quarter of Miami-Dade County is at less than 3′ above sea level) and our porous limestone plateau which Glenn Landers, senior engineer at the US Army Corps of Engineers likens to a block of Swiss cheese in Mr. Goodels’ article. A good analogy for the ground on which Miami (and all of South Florida) is built; but troublesome in the development of global solutions.

To its credit, Miami Beach has started to build pumping stations to reduce flooding – but this is only a stop-gap measure AND is being contested by home owners who feel it reduces the value of their property. This Stormwater Master Plan began with $206 million budget which is estimated to be half of the actual monies needed. The City is starting to raise fees and rates in order to pay for this program.

According to information in the website Sea Level Rise America, (www.slramerica.org), “Property owners of all types including developers, need to understand sea level rise issues and adaptation strategies. Those seeking to sell their properties will have to disclose to potential purchasers that their real property will be impacted by sea level rise and possibly higher taxes imposed by governments seeking to update public infrastructure projects such as storm sewers. Such adaptation projects will be necessary, but some will be controversial.”

SLR America identifies 26 legal and financial implications of rising sea levels on coastal communities – and many of these implications need to be addressed NOW: For instance, let’s take the disclosures in real property sales. “Simply stated, residential (and commercial) property purchasers in sea level rise threatened zones need informed notice and protection.” Just like sellers and real estate agents must disclose hazards due to asbestos and radon and lead-based paint, in order for sellers to be protected from future claims, property sales in 2013, when sea level rise is a known scientific fact, need to be accompanied by the disclosure of the potential impacts of sea level rise on the property.

We are not under water – yet! Last year, the Miami-Dade County Commissioners created a Sea Level Rise Task Force which issued its report on July 1st (Available here: http://www.miamidade.gov/planning/boards-sea-level-rise.asp) and provided six recommendations to the Commissioners. It is important that the real estate and business leaders support these recommendations and encourage the County government to dedicate the resources necessary to create and implement a plan that results in the survival of our fair City.

Meanwhile, building owners and managers can start now to make their properties more sustainable – which includes the ability to withstand increasingly harsh and violent storms with greater flooding from storm surge.

I have lived in tornado zones and earthquake zones and hurricane zones. The true benefit of living in a hurricane zone is that you have 3 – 7 days of advance notice. In those days, we prepare – we buy supplies and protect our properties against the coming storm. With climate change and the sea level rise, we are given just 40 years to prepare – it is time to start make our preparations – the weather forecast is not changing any time soon.

Why the Invisible Hand Works

Posted on February 19, 2015February 19, 2015 by abrahamwien18

7/23/14

By Paul L. Jones, Founder,
Director, Financial Advisory Services for Emerald Skyline Corporation

This post has been over two weeks in the writing. Yes, two weeks. For me, the anniversary of the adoption of the Declaration of Independence has always been a source for inspiration as the principles on which the United States of America is based continue to be a source of pride and reflection as well as a call to action.

“We hold these truths to be self-evident, that all men are created equal, that they are endowed by their Creator with certain unalienable Rights, that among these are Life, Liberty and the pursuit of Happiness.”

By these words, the Continental Congress established a moral standard that became the cornerstone of the US Constitution – our contract with each other that establishes the basis for our governance.

Of course, we have not realized these goals and they continue to be a guideline for our actions – as individuals and as a country. It is the mutual respect of our individual Rights that enables this pact among men and women to provide the freedom Americans enjoy.

In the same year the British-American Colonies declared their independence from England by establishing a new standard for the governance of a nation-state, Adam Smith published his A Wealth of Nations which provided the basis for modern free market economics. This was serendipity for sure.

As discussed in an earlier post, Smith introduced the concept of the Invisible Hand wherein he states that the market had an “automatic mechanism that allocated resources with great efficiency.”

It is difficult to realize how radical this concept was in 1776. Prior to the formation of the United States with an economy based on a free market, the allocation of labor was established either by tradition wherein the son was expected to follow in the trade of the father, or by command whereby an autocratic ruler (e.g., a king, pharaoh, emperor, etc.) dictates the economic activity to be pursued and the allocation of labor. In this way, humanity made sure there were enough farmers, carpenters, bakers, fishermen.

In describing the Invisible Hand, Smith says: “it is not from the benevolence of the butcher, the brewer or the baker, that we expect our dinner, but from their regard to their own self interest. We address ourselves, not to their humanity but to their self-love, and never talk to them of our own necessities but of their advantages.”

Accordingly, the Invisible hand facilitates the interdependence of human workers while maintaining their independence. The precarious nature of human survival – and the ability of individuals to enjoy the unalienable Rights the Founding Fathers so bravely declared – would be exposed if the invisible hand had not worked.

It works because we are both independent and interdependent.

I, like most Americans, was raised to believe that America was built by rugged individuals who were as driven and as hardened as John Galt, Francisco d”Anconia, Hank Reardon and Dagny Taggart in Atlas Shrugged, the 1957 novel written by Ayn Rand.

The American history that I was taught told me that it was the titans of industry that built this country alone and the rest of us were along for the ride. Just like the characters in Ayn Rand’s famous novel, this is a myth and a fiction. To quote John Donne from Meditation #17 written in 1623:

“No man is an Island; every man is a piece of the continent, a part of the main.”

It seems that in the propagation of the myth of the rugged individualist, we have forgotten that we are all in this together….America became an economic force because it had rich and abundant natural resources, a governmental model that promoted trade, an ever-expanding labor force by immigrants drawn from every nation on earth, scientific advances that led to the industrial revolution among other contributing factors.

Especially in this post-industrialized era of specialization when each of us have one primary trade or profession from which we earn a living. I would not have my breakfast if not for the farmer, the trucker, the grocer, the clerk and all the people who facilitate the production, processing, shipping and distribution of the food I ate. The market works because there is both a seller and a buyer. Without a buyer (market), no enterprise can survive.

America is built on our interdependence as well as our independence. I have thought about this seeming paradox. Here is what I have concluded: We are independent in what we offer the world as God has endowed each of us with a unique set of talents and capabilities which we then refine through education and experience to become skills and proficiencies that sustain us. But, we are interdependent in what we need or take from the world.

We each are an individual with a unique life, values, talents, capabilities, perspectives, relationships, but like a drop of water in the ocean or a snowflake in a snow drift, we quickly join with other droplets or flakes and become greater, and better, than we could alone. Individual contribution and group synergy form the basis for the modern business enterprise, the sports team, the nation-state and most human endeavors.

Therefore, the basis for all civilized human interaction has to be respect for our human dignity and our personal right to our identity, our ideas, and the fruits of our labor.

As stated above: the Invisible Hand works because we are both independent and interdependent. So, as we celebrate our independence, it is right and good that we also celebrate our interdependence – an American tradition since 1945.

Original Declaration of INTERdependence

By Will Durant, 1945

Human progress having reached a high level through respect for liberty and dignity of men, it has become desirable to re-affirm these evident truths:

The differences of race, color and creed are natural, and that diverse groups, institutions and ideas are stimulating factors in the development of man;
That to promote harmony in diversity is a responsible task of religion and statesmanship;
That since no individual can express the whole truth, it is essential to treat with understanding and good will those whose views differ from our own;
That, by the testimony of history, intolerance is the door to violence, brutality, and dictatorship; and
That the realization of human interdependence and solidarity is the best guard of civilization.

Therefore, we solemnly resolve, and invite everyone to join in united action,

To uphold and promote human fellowship through mutual consideration and respect;
To champion human dignity and decency, and to safeguard those without distinction of race or color or creed;
To strive in concert with others to discourage all animosities arising from these differences, and to unite all groups in the fair play of civilized life.

Rooted in freedom, children of the same Divine Father, sharing everywhere a common human blood, we declare again that all men are brothers, and that mutual tolerance is the price of liberty.

On Questioning Assumptions/Making an Immediate Impact

Posted on February 19, 2015 by abrahamwien18

By Paul L. Jones, Founder,
Director, Financial Advisory Services for Emerald Skyline Corporation

The nature of our education system is for us to believe that once we learn a topic or draw a conclusion on an issue, we move on to the next subject and never look in the rear view mirror except to use that knowledge to advance in the next course, subject or project. It is easy to fall into this routine, but life and reality do not fit neatly into this sequential thinking process.

For too many people, we have drawn a conclusion on a topic at one point in our lives and never revisit it with an open mind and the benefit of more time and knowledge and wisdom which leads to false beliefs and poor decisions but, the British philosopher and Nobel Laureate, Bertrand Russell, advises us: “In all affairs, it’s a healthy thing now and then to hand a question mark on the things you have long taken for granted.”

Of course, we know this is the case with making the existing building stock sustainable. A common pre-conception is that it costs a lot of money to reduce a property’s impact on the environment and improve the operating performance of a commercial building. Yes, replacing inefficient lighting and HVAC systems, adding solar panels, installing a green roof and changing the windows and/or skin of a building are definitely investments that will save money, but there are many ways to achieve savings without a major investment. YOU CAN MAKE AN IMMEDIATE IMPACT NOW.

Jennifer McConkey, Operations & Sustainability Director at Principal Global Investors, reports in a recently published White Paper: “It seems clear that running efficient building operations, sometimes with no-cost and low-cost improvements, can be the quickest way to implement sustainability into your properties or property investments. Operations can provide the foundation for ‘green’ no matter how old the building.”

An article in the 6/10/2014 issue of EDC (Environmental Design & Construction) Magazine reports, “Implementing green building practices will help reduce environmental problems caused by building construction, use and demolition, as well as the manufacturing of building materials. It also has tangible economic and public health benefits such as lower operating costs and improved occupant health and comfort.”

So, we know that commercial properties consume approximately 20% of the total energy used by the United States. We also know that commercial buildings consume a large portion of water, produce greenhouse gas emissions and generate significant waste. Further, we know that building owners and managers will seek to reduce energy and water consumption as well as greenhouse gas emissions and waste that is taken to a landfill (or the ocean). But, we also know, owners and managers are budget conscious and want to time replacements with the deterioration or functional obsolescence of their systems and equipment. So, what can an owner, manager or tenant do?

Plenty. For ways to start your road toward sustainability and improved operating performance, Jennifer McConkey of Principal Global and BAMCO courtesy of EDC gives us the following free or low cost ideas:

Adjust the thermostat to be one degree higher during the cooling season and one degree lower during the heating season;
Leaving the lighting in vacant spaces off except during use or installing occupancy sensors which “ensures that even occupied spaces are lit when there is a person the room, further reducing energy consumption;”
Establish a pro-active HVAC systems and building envelope maintenance programs. Ms. McConkey reports that “something as simple as replacing worn door seals can cost around $100 per doo, but lead to thousands of dollars in annual savings;”
As lightbulbs are replaced, use LED bulbs to help reduce energy consumption;
Install VFD (Variable Frequency Drive) on pumps and water features which minimizes energy use during low demand times;
Use native or drought-tolerant plants and landscaping;
Implement a recycling program (be sure to check local recycling and waste reduction guidelines for materials that are eligible to recycle); and
Use sustainable cleaning products and building materials for any tenant improvements or repairs.

Ms. McConkey’s White Paper can be found at the following link: www.principalglobal.com/us/download.aspx?id=96043

The EDC post can be found at the following link: http://www.edcmag.com/blogs/14-edc-blog/post/95677-building-green-5-ways-to-reduce-your-impact-on-the-environment

Remember, reduce, reuse and recycle.

Seek to make a difference! Be well and be blessed, Paul

The Invisible Hand

Posted on February 19, 2015February 19, 2015 by abrahamwien18

6/10/14

PJ Picture

By Paul L. Jones, Founder,
Director, Financial Advisory Services for Emerald Skyline Corporation

Adam Smith, author of The Wealth of Nations, gave definition and meaning to the economics and laid out the foundation for the economic system on which the U.S. was based. As noted in the introduction to the Condensed Wealth of Nations published by the Adam Smith Research Trust, “It took the outdated, received wisdom about trade, commerce, and public policy, and re-stated them according to completely new principles that we still use fruitfully today.” (http://www.adamsmith.org/sites/default/files/resources/condensed-WoN.pdf)

The economic system we have come to know as capitalism facilitates a free market economy built on the concept that both sides benefit from trade and that the market had an “automatic mechanism that allocated resources with great efficiency” which we know as the Invisible Hand. According to Smith,

“Every individual… neither intends to promote the public interest, nor knows how much he is promoting it… he intends only his own security; and by directing that industry in such a manner as its produce may be of the greatest value, he intends only his own gain, and he is in this, as in many other cases, led by an invisible hand to promote an end which was no part of his intention.” The Wealth of Nations, Book IV, Chapter II, p. 456.

It is the invisible hand on which we continue to rely as we count on the developers, owners, managers and tenants of commercial real estate to act in their own best interests – which, undoubtedly, is to improve operating cash flow and maximize the value of their properties.

In my first two posts, I highlighted some of the economic benefits to eradicating functional obsolescence in an existing building and avoiding it in a new building. The studies that have been performed all indicate that a sustainable retrofit puts money into the pockets of all of the stakeholders in a property. Now, here are some more statistics that hopefully get your attention (as reported by Rob Roth, , Ph.D., Chief Executive Officer, EnergyActio, in the recently released “2014 INSIDER Knowledge” published by Environmental Leader (www.environmentalleader.com) :

“In the United States, the average commercial building wastes approximately 30% of the energy that owners and tenants pay for. On an annual basis, energy waste costs owners and tenants more than $60 billion which is equivalent to:

$60 billion in lost business profits
$857 billion in lost capitalized asset value (at a 7.0% cap rate)
Funding for 1.3 million jobs (at the 2013 average wage of $45,790).”

In an article posted by NREI/Green Real Estate Strategies yesterday (6/9/2014), John Bonnell and Jackie Hines of Jones Lange LaSalle in Phoenix, report that “LEED-certified buildings can capture a premium of 29 percent over buildings without this distinction.” They further report that “It appears that a green building is no longer a luxury, but a requirement here to stay.”

As more owners, investors, managers and tenants pursue the Sustainable Benefits to be derived from remediating functional obsolescence through a sustainable retrofit, the invisible hand will enable us to achieve the societal goals of reducing our carbon footprint, minimizing our contribution to climate change and extending the life of our natural resources.

Remember, reuse, reduce and recycle.

Be well and be blessed, Paul

Making a Difference

Posted on February 19, 2015 by abrahamwien18

5/28/14

By Paul L. Jones, Founder,
Director, Financial Advisory Services for Emerald Skyline Corporation

What is the purpose of life? Why are we alive?

These are questions I have asked myself off and on for all of my life – but especially in times of change….of transformation. Do you ever take a minute to ask yourself these questions? Are you living life to the fullest – and not in a hedonistic way?

We all get consumed by the world, with tending to the details at hand, with solving the problems that arise and with the people who mean the most to us. But what are we doing to fulfill our destiny here on earth. We are only given a short time – no more than 120 years and most between 60 and 80 years. It passes so quickly. So what will be our legacy?

Our top priority is to provide for our families. And, this is true. But providing for our family is more than putting a roof over the head and food in the stomach. More than providing a loving environment…even though these are great accomplishments in and of themselves, we also want to provide a better life for the next generation than we have experienced in ours.

We accomplish this by ensuring our families have what they need to survive and prosper – a good, moral code of ethics, a strong belief system, a quality education and as many opportunities as we can provide.

However, what if all of your efforts were for nothing, naught – because you and the rest of humanity failed to steward the resources that were at your disposal such that the life we seek on this planet is sustainable.

Yes, imagine a world where, because the prior generations were gluttonous in their need for comfort, lazy in their search for more efficient ways to provide modern amenities and greedy in their lust for profits that they squandered the rich bounty of resources that Mother Earth provides. This may not be the world we leave for our children but it could be for our children’s children’s children.

We do this by choosing to ignore the reality that all of our natural resources are limited. Yet, until we are able to populate space stations and other planets, these resources are to last until the end of time.

If we do not take to heart the teachings of all major religions and the cry of the scientists regarding climate change, we risk becoming known as the generation who failed to leave the world better off for having lived….we will have failed.

So, it is our responsibility to learn, think and act in a way that promotes the sustainability of our lives, of our businesses, of our planet….

For most, it is following the principles of reduce, reuse and recycle. Families will increasingly be able to use solar energy, buy local food at a farmer’s market, monitor their use of energy, recycle their plastic, glass and metals, and employ other ways to steward the resources at their disposal – which will simultaneously enable them to reduce their overhead leaving more funds for better things than leaving the air conditioning on high when no one is home.

For those of us in real estate, we have a greater opportunity – and responsibility -since commercial real estate accounts for almost 20% of the nation’s annual greenhouse gas emissions (Energy Star) and “the built environment accounts for 39% of total energy use in the US and 38% of total indirect CO2 emissions.” (From Energy efficiency and real estate: Opportunities for investors” commissioned from Mercer Family Fund by Ceres).

Consequently, owners, investors, developers, managers and advisors in real estate – commercial, residential, industrial, hospitality and institutional, have a significant opportunity to provide for their children and all life on this planet – simply by becoming good stewards of the real estate for which we are responsible or have the ability to improve.

Believe it or not, “a 10% decrease in energy use could lead to a 1.5% increase in net operating income (NOI) with even more impressive figures as the energy savings grow” (Energy Star). One of my mentors, Jim Klingeil, taught me over 30 years ago that a dollar saved is ten dollars earned (based on a 10% cap rate). The savings are better now – at today’s cap rates….

The benefits extend beyond the savings in utility costs, they influence tenant desirability and retention, employee morale and our good will in the community. So, becoming a good steward by making your real estate or your business or your home sustainable is now good business – and good for the soul.

Watch in the coming weeks for our Blog, Sustainable Benefits, with food for thought, practical ideas and news you can use….

Seek to make a difference! Be well and be blessed, Paul

Ugly Duckling to Become LEED Certified Building

Posted on February 4, 2015May 27, 2015 by abrahamwien18

2/4/2015

By Julie Lundin, Founder,
Director of LEED Process Management for Emerald Skyline Corporation

Emerald Skyline Corporation in conjunction with Golden Spiral Design, is designing, renovating and repurposing an unoccupied industrial building located in Boca Raton, FL. This distinctive commercial building will include many sustainable features with the intent to obtain LEED certification from the USGBC.

Existing Building

Proposed LEED Certified Building

We are in the process of renovating a 1,950 square foot warehouse located in Boca Raton, FL. The building was previously used for a towing company so the property is currently a brownfield which will require that we remediate the contamination. This building is a major renovation/new construction project. We will be demolishing the existing interior space and adding a second floor and green terrace. Our building renovations will include many sustainable features with the intent to obtain LEED certification. Here are just a few of our intended design elements:

A tank used for rainfall and condensate collection to flush toilets and irrigate native Florida landscaping
A green terrace
A metal reflective roof
Use of low-VOC paints, sealants and adhesives for building improvements
Occupancy sensors and photos sensors that monitor daylight and reduce energy needs
LED or CFL Lighting
Pervious Paver Parking Areas
Low Flow Toilets and Faucets
Daylight Harvesting to lower Lighting Costs
Impact Windows

LEED Certification provides third-party validation that our building was designed and built to improve energy savings, water efficiency, carbon dioxide emissions, resource conservation and indoor environmental quality.

We look forward to showcasing the progress of our much anticipated sustainable renovations.

Hotel Continues Sustainability Efforts

Posted on January 29, 2015 by abrahamwien18

Boston’s Westin Copley Place upgrades its HVAC system and reaps savings.

By Paul Lin
View the original article here

February 14, 2014

Excluding labor, energy is typically the highest cost that hoteliers face and is the single fastest-growing operating cost in the hospitality industry.[1] According to Flex Your Power and ENERGY STAR statistics, the hospitality industry spends approximately $4 billion per year on energy, with electricity accounting for 60 to 70 percent of the utility costs. And the HVAC system accounts for more than 50 percent of a lodging property’s energy costs.[2] All of which significantly affect the bottom line.

The Environmental Protection Agency has calculated the associated cost savings and concluded that even a 10 percent improvement in energy efficiency is equivalent to increasing average daily room rates by 62 cents and $1.35 for limited-service and full-service hotels, respectively.[3]

Energy Efficiency and Hotels’ Bottom Line

In the hotel sector, reducing energy costs while continuing to meet the diverse needs of guests, owners and corporate requirements is challenging but by no means impossible. Energy efficiency provides hotel owners and operators cost savings that benefit the bottom line. Efficiency also improves the service of capital equipment, enhances guest comfort and demonstrates a commitment to climate stewardship. Environmental friendliness can be a market strength for a hotel brand, which can lead to a better reputation among consumers.

A report by Deloitte, “Risks and Rewards for Building Sustainable Hotels,” cites that both financial incentives and consumer demand are likely to encourage the hospitality industry to continue developing more environmentally friendly hotels, resorts, spas and convention centers. According to the report, “Travelers are increasingly considering sustainability in making travel plans. Business travelers increasingly consider a hotel’s sustainability in making their selections, and 40 percent of those surveyed are willing to pay a premium for it.”[4]

Companies in the lodging industry have realized that environmentally sound practices not only help the environment but can also lead to cost reductions, business expansion and profit growth.

Westin Copley Place

One such company, Starwood Hotels and Resorts Worldwide, is dedicated to integrating enlightened environmental practices and sustainability principles into all aspects of its business strategy. By collaborating with hotel owners, franchisees, suppliers and business partners, the company actively works to reduce the environmental impact of hotel operations. The company recently set a target of reducing its energy consumption by 30 percent and reducing its water consumption by 20 percent by the year 2020. The goals are company-wide and apply to Starwood-owned and managed hotels.

Westin, one brand of Starwood Hotels and Resorts Worldwide, incorporated a number of sustainable elements during a renovation of Westin Copley Place in Boston. This 803-room, 37-story hotel is not only determined to provide guests with a phenomenal stay, but the management also understands its responsibility to the environment. The hotel is a recipient of the prestigious Green Key Award in 2010 and one of four hotels in Massachusetts to be recognized as a Green Seal certified hotel.

Glenn Ralfs, Westin Copley Place’s director of engineering and an industry veteran, is constantly on the lookout for ways to improve energy efficiency. He recently participated in an upgrade to the hotel’s HVAC system by installing energy-efficient motors to the heating and cooling systems in the guestrooms. This entailed replacing existing motors with Regal Genteq Eon 42 ECM motors in all 803 guest rooms as a way to provide improved guestroom temperature resulting in a more satisfying guest experience.

Hydronic fan coils are heating and cooling devices that utilize hot and/or cold water as a thermal source. That water is typically provided by a central system, consisting of a boiler, chiller and other ancillary equipment. Fan coils are extremely quiet and reliable, have low operating costs and remarkably long life cycles. The Westin Copley Place utilizes a two-pipe system which circulates chilled water to provide cooling and an electric strip for heating.

“The benefits of this system are threefold: increased guests’ comfort, energy savings and motor controllability,” says Mike Rosenkranz, Gexpro energy specialist. Gexpro, an electrical distribution company, specializes in energy efficiency solutions which range from lighting, power quality, solar, energy management, drives and motors. Gexpro teamed up with JK Energy Solutions, a provider of energy efficiency services, to engineer a turnkey solution to help the Westin Copley Place achieve its energy efficiency goals.

The designers expect the guestroom energy management system is 80 percent more energy-efficient than the previous HVAC system and plan on saving the property an estimated 400,000 kWh annually. Additionally, due to the high kWh savings, the property expects a return on investment in approximately 2.3 years.

“In a hospitality property, unlike in some other commercial buildings, updated HVAC systems must be achieved with a high priority on quiet operation and good air quality to complete the guest experience,” says Ralfs. “Additionally, as the director of engineering, I need to be knowledgeable of ways to reduce our energy costs and consumption; ECM motors are an excellent way to meet all of these objectives.”

www.cpr-energy.com/energy-awareness
Joel Hill, “Boosting HVAC energy efficiency,” Lodging, February 13, 2013.
www.energystar.gov/ia/business/EPA_BUM_Full.pdf (accessed 10/10/13).
The Staying Power of Sustainability, Deloitte Publication, 2008.

Is Your Building Conducive to the Installation of a Green Roof?

Posted on January 29, 2015 by abrahamwien18

Any reason for installing green roofs on a building—whether it’s to save money or the environment—is a good reason.

By Richard Heller and Chris Psencik
View the original article here
February 4, 2014

According to the Green Roofs for Healthy Cities (GRHC) association, the North American green roof industry grew by a remarkable 24 percent in 2012. Part of this growth was spurred on by more cities recognizing the public benefits of green roofs and taking various policy measures to encourage their widespread installation. However, according to GRHC there is still enormous potential for growth of new green roofs on billions of square feet of buildings across North America.

Despite the potential, installing a green roof is not a decision to be taken lightly. There are several structural and site/location considerations to take into account. The most recent news of a probable green roof collapse at a Latvian supermarket should give one pause. Before allocating the time and resources, facility owners and managers should weigh the pros and cons of a green roof and what to keep in mind during the planning stages.

The Mental Checklist

First, you need to consider the load capabilities of the building. The space that is designated for the green roof: Is it able to sustain the weight for the items that will be designed and placed on top of the roof? If the live weight load (after snow, for example) is less than 35 pounds per square foot, it will be harder to establish a green roof.

Second, consider the design intent of the green roof. Is the space going to be an area that individuals will be able to visit and enjoy up close, or is the green roof only to be viewed from a window, door, patio, etc?

Third, take into account the location and climate of the intended green roof. A common misconception about green roofs is that they must always be green and vegetative, but there are several possibilities. However, one needs to consider the climate and the exposure. For example, the west side of a building is going to have a tremendous amount of sun and heat, so plant materials will need to be suited to sustain themselves in this environment. The north side will receive colder northern winds and can be more heavily impacted by freezing temperatures.

In many instances the natural environment is not the only factor to consider when designing a green roof environment. Microclimates will also be created from the structure surrounding the space. For instance, radiant heat will increase exponentially when planting next to mirrored glass. Overhangs will create opportunities for shade gardens. Planting soil depths and soil material makeup will determine how quickly or slowly a space will dry out in rainy or dry seasons.

Fourth, consider irrigation and drainage. Drainage is key in making sure that rooftop gardens do not become pools. Rock gardens are commonly used in situations where irrigation cannot be provided and temperatures are determined to be too extreme in a green roof environment. Draining and irrigation issues can be solved with construction, but this will add costs to any budget.

Finally, one must ask if a green roof is the best choice for achieving goals. Many of the functions of a green roof can be achieved through other means. For example, rainwater from roofs can be recycled for irrigation. Heat can be mitigated by shade trees, which are the backbone of the ecology and support far more beneficial insects than most green roofs ever will.

In an urban environment, where there is almost no ecology and nature has been paved over, green roofs can play a vital role. In a suburban environment, however, the functionality of green roofs may become harder to justify when one looks at other alternatives.

Green Roofs Expand Green Spaces

According to the Environmental Health Research Foundation, each day a 50-foot by 50-foot green space releases enough oxygen to support a family of four, and the Center for Disease Control and Prevention (CDC) points to the positive mental health benefits of being exposed to parks and green spaces.

Green roofs offer various opportunities for owners and employees to experience a little bit of nature. For example, the Fairmont Hotel in downtown Dallas developed a vegetable garden green roof, which allows the kitchen to provide fresh, locally grown herbs, spices and seasonal vegetables that go straight from the garden to the plate.

At the University of North Texas (UNT) Business Leadership building, a series of outdoor green roof spaces created by Southern Botanical and Lindsey White of Caye Cook and Associates allows students and faculty an opportunity to leave the classroom and office to take a break to reflect and study.

These spaces also help with the conservation of energy for the facility by increasing natural lighting within interior rooms and corridors. In turn, the increased natural light offers an opportunity to save on energy and lighting costs for the facility.

But there are also some concrete reasons for installing a green roof.

Green roofs can protect the roof membrane from elements that can be destructive, such as extreme heat and cold, water, mechanical damage and ultraviolet rays. In some cases, a green roof can double or triple the life of the membrane when properly installed and maintained.

Additionally, there are energy savings since a green roof acts as an insulator. Green roofs can also mitigate the heat island effect, reduce rainwater runoff, and to some extent, replace the flora that was destroyed by the footprint of the building.

For many cities, a compelling reason for green roofs is to offset the underlying, weak urban infrastructure that is overwhelmed by rainwater runoff.

New York City, for example, has an antiquated sewage system which, when overwhelmed by rainwater, forces the city to dump raw sewage into local bodies of water and makes New York beaches unusable for several days thereafter. In this instance, green roofs absorb 80 percent of the water that lands on them, so they can be a strategy to reduce the amount of water that reaches urban infrastructures.

Expecting Positive Growth for Green Roofs

The USGBC and its LEED certification program are spurring on the design and installation of green roofs all over the country. There are some regional variations, but that is often tied to climate. In Texas, for example, extreme temperatures can be somewhat of a limiting factor.

The increase in green roofs is often a matter of education, cost and technology, but signs indicate that they will become more productive and/or habitat-oriented. Green roofs will become popular as a site for food production, a habitat for beneficial insects, a way station for migratory birds and so on. This is a trend that is already happening in some cities and will continue to expand as food prices rise, and natural habitats continue to be reduced by population pressure.

And green roofs will continue to grow as a market segment as they establish track records and are supported by legislation.

For example, New York City gives a tax rebate for green roofs more than a certain square footage because the city recognizes that every square foot of green roof means less money it will have to spend upgrading the sewer and rainwater infrastructure.

In the end, consider function first and make sure your building and location are amenable to a green roof, or be clear on the extent of changes that need to be made and costs that need to be incurred for it to function properly and safely. Then be clear on the “why.” If the “why” is that you want to reap the qualitative benefits for employees and the environment, that is okay, too.

Green Is the New Black: Levi’s, Nike Among Marketers Pushing Sustainability

Posted on January 29, 2015 by abrahamwien18

View the original article here

Responding to a consumer behavior shift By Joan Voight

Levi’s boasts of designer jeans made out of used plastic bottles. Nike tempts runners with knitted sneakers that it claims cut manufacturing waste by 88 percent. These products may be the tip of a marketing iceberg, as new research shows a growing pool of global consumers are demanding that mainstream brands be sustainable.

“It’s not about offering a niche green product,” said Jonathan Kirby, vp of global men’s design for Levi Strauss. “We’re working to build sustainability into everything—from the cotton fields to our supply chain, to our stores, to our designs across product lines.”

Case in point: Each pair of Levi’s Waste<Less collection of jeans, launched in Spring 2012, is made from about eight recycled plastic bottles, Kirby said.

Nike takes a similar approach with the FlyKnit shoes it debuted last year, which are marketed as a high-tech advancement using yarn instead of leather uppers for a better fit and a reduction in waste. “FlyKnit is a great example of our innovation and commitment to products and services that are better for athletes, our planet and our investors,” said a company rep. “We’ve seen a strong response from runners and it’s safe to say it’s going to be a big [sales] year for FlyKnit.”

Numbers confirm that shoppers are increasingly seeing green. More than a third of global consumers, including 40 percent of millennials, view style, status and environmentalism as intertwined, per a 2013 survey by brand consultancy BBMG. These consumers love shopping and overwhelmingly desire responsible consumption. “For them, sustainability has changed from being ‘the right thing to do’ to being ‘the cool thing to do,’” said Raphael Bemporad, BBMG’s chief strategy officer.

Target is tapping into the trend with its “Sustainable Product Standard,” unveiled earlier this month. Household cleaners, beauty and baby products that pass the standard will be advertised with the “Choose Well” designation and get unique product placement, said a company rep. “This new standard is a first step toward sustainable innovation in our full product assortment,” she said.

In contrast, consumer goods companies like Unilever, Johnson & Johnson and Procter & Gamble are playing catch-up, with green initiatives focused mainly on the supply chain, said Bemporad.

J&J, for instance, recognizes 34 of its consumer items as sustainable through an in-house “Earthwards” evaluation, which includes R&D, marketing and the supply chain. The plan is for “marketing to leverage Earthwards’ claims for brands, such as Neutrogena and Johnson’s, in ways that relate to the products’ core benefits,” said Paulette Frank, vp of sustainability for Johnson & Johnson Consumer Companies. “We’re still learning how to communicate and engage with consumers on our product sustainability improvements,” she added.

But the CPG giants risk becoming outdated as green design and marketing become the new normal in their categories. “It’s the ratchet effect,” said Nigel Hollis, chief global analyst at brand consultancy Millward Brown. “Look at the way Method spurred Clorox to launch the Green Works products. Once one brand in a category incorporates sustainability in a way that benefits the consumer at a fair price, it is tough for competitors not to respond in kind.”

Improving Indoor Air Quality the Easy Way

Posted on January 29, 2015 by abrahamwien18

Environmental Leader, 5/2/2014
View the original article here

The natural first step most building managers take when they suspect that their building is causing health problems is to find the root cause and remove, replace or fix the problem. However, there are often more direct and less costly ways to attack poor indoor air quality, LEED trade magazine EDC reports.

Among these ways:

Use fewer chemicals. Cleaning chemicals, whether green or not, impact the indoor environment and using less will, naturally, lessen the impact. Janitors and other cleaning staff are wont to mix more chemical with water than necessary, according to EDC. This can be eliminated by installing an automatic dilution system.
Using greener chemicals can help, too. Look for products that have been independently tested and bear ecolabels such as UL’s Ecologo or the EPA’s Design for the Environment program. These are a better bet for those wanting to buy VOC-free or low environmental-impact chemicals.
Check vacuum cleaners. Vacuum filters are the one piece of equipment that can most contribute to indoor air quality improvement. By selecting advanced filtration filters and changing them regularly — twice a year is usually adequate — you can make drastic improvements.
Train workers on green cleaning. Many custodial workers don’t use environmentally friendly products in the right way. Implementing a training plan or sending workers to a green cleaning training program can overcome this problem.
Educate building users. Educating all those who use the building on the best ways to improve indoor air quality is the best way of making sure all building users are playing their part.

The global revenue for the indoor air quality monitoring and management market, driven by new building standards and regulations as well as a rebounding economy, will grow 80 percent to $5.6 billion by 2020, according to a forecast from Navigant Research released earlier this week.

The developed markets for indoor air quality-related HVAC markets remain sluggish — a holdover from the 2009 global recession. However, the North American market will become more robust this year. Europe will follow a similar trend but will not begin to recover until late 2014, the report says.