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Facility News for and about YMCAsReaching 1,649 Subscribers
SUMMER 2014
ENJOY THIS ISSUE?
Feel free to share this newsletter!
GRO DEVELOPMENT TEAM
Albert J. TursiDirector – Facility [email protected]
David NatheDirector – Facility [email protected]
Brian RigbyDirector of [email protected]
Anita WodeckiDirector - [email protected]
Terry DosterCoordinator – [email protected]
Rod GrozierPresident & [email protected]
John IrelandManaging Partner/[email protected]
IN T
HIS
IS
SU
E 2014 Facility and Management Development Webinar Series3
This Issue’s Tip4
Capture Cost & Energy Savings While Delivering Improved Lighting with Energy Retrofits
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Be a Part of Our Community10
Facility Management Techninal White Paper11
Meet Us Online:
gro-dev.com
Gro Development
@GroDevelopment
Who Turned On the Lights?9
NEW Y-USA PARTNERSHIP
This issue of the PIPELINE has been retooled as a reflection of the Y-USA’s
new partnership with Gro Development. Partnering with Gro gives YMCAs
access to world-class professional services that will help better position our
facilities as effective and dynamic resources to deliver our cause and serve
our communities.
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ABOUT GRO
Gro is a national leader in the development, design, and management of YMCAs and other community-based
facilities. We aspire to elevate the performance, relevance, sustainability, and compelling nature of our
clients’ membership centers and program venues. Gro’s portfolio of projects includes both new construction
and renovation projects. We have completed over 200 YMCA projects, and the estimated current value of
our Ys under contract is $500 million. While employing Association-wide standards and best practices, Gro
strives for innovative and leading edge design, development, and management solutions, for each of our
client’s unique facility initiatives. Our approach to every project is characterized by the following principles:
• Seek economical solutions in construction
• Develop sustainable facilities
• Ensure facilities and interior design are appealing to membership
• Enhance safety and reduce risk
• Ensure functionality and flexibility in design
• Ensure that facilities are appropriately maintained and managed
We can help improve your facility project or operational results!
AL TURSI JOINS GRO TEAM
The addition of Al Tursi to the Gro Team will
help ensure the successful transition of the
Y-USA’s Property Department to the new Gro
Development Platform. Al is a highly regarded
leader with a national reputation of excellence
in YMCA facility development and management.
Prior to joining Gro as the Director of Facility
Management Consulting, Al served as a Property
Development Specialist with the YMCA of the
USA’s Property Department since 2003. In his
new role with Gro, Al will provide leadership in
peer networking, facility management training,
facility audits, vendor interfaces, and general
facility management consulting. You can contact
Al via e-mail [email protected] or his cell
phone: 267-893-9796.
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LEARNING INCREASES STAFF EFFICIENCYAND PRODUCTIVITY 2014 FACILITY DEVELOPMENT AND MANAGEMENT WEBINAR SERIES
Gro Development will continue to offer facility
development and management webinars in
2014 as e-learning solutions that integrate
YMCA organization’s internal and external
resources. They allow for interactive educational
experiences for our member associations.
Webinars are a unique and convenient tool
that provide supportive trainings for staff of all
levels including, CEOs, COOs, VPs of Facilities,
Facility Directors and Property Managers, as
well as volunteers such as members of Facility
Committees. The intent of the webinar series
is to educate and enhance staff efficiency and
productivity while reducing educational costs
and commuting time.
Once again, Gro Development is partnering
with FacilityDude to host the series of 2014
webinars. FacilityDude is working with YMCA
organizations across the nation to provide
on-demand property management software
solutions for facility management and
preventive maintenance that helps increase
efficiency and improve overall operations.
Reminders and registration information will
come out prior to each webinar.
Join Us for Our New 2014 Webinars!
How to Implement an OSHA Required
Lockout/Tag-out Program as well as
other OSHA Requirements
presented by Mike Gurtler - Safe-Wise
2 p.m. (ET) August 13
YMCA Building Trends
presented by Brian Rigby and David Nathe
2 p.m. (ET) November 12
The 2015 Webinar series is being developed
so look for additional quarterly PIPELINE
information
We need your help!
As we migrate to the next level of YMCA facility
design and facility management, we are asking
all subscribers to re-subscribe by e-mailing Terry
Doster at [email protected]. This request is
due to the need to “purge” the data base as many
e-mails are no longer current. If you have any
questions, please feel free to contact Al Tursi.
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THIS ISSUE’S TIP: DEVELOP A DISASTER RECOVERY PLAN
It’s not a matter of if, but a matter of when.
Eventually, your YMCA will need to deal
with a disaster whether it be a flood, fire,
storm damage etc. In order to continue
providing important services such as child
care, we need to be prepared. A part of
the preparation is a to have a written
plan in place indicating those responsible
for certain tasks, telephone hierarchy,
emergency contractors etc.
Having a pre-determined arrangement
with a disaster recovery company such as
BELFOR is critical so there is no time loss
in getting immediate service in order to get
the facility under control.
For assistance in developing this plan,
contact Al Tursi at the following e-mail
address: [email protected]
On Opportunity
We develop opportunity by applying persistence
to the possibilities. Opportunity is all around us.
If we seek it, we will find it. And if the door of
opportunity is closed, we must knock on it – and
keep on knocking until it opens.
We at Gro Development are committed to
meeting your needs and assisting every YMCA to
take advantage of opportunities. We look forward
to meeting your needs in the areas of Design,
Development, Interior Design and Property
Management. Feel free to contact anyone of our
team with your needs and opportunities.
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CAPTURE COST & ENERGY SAVINGS WHILE DELIVERING IMPROVED LIGHTING WITH ENERGY RETROFITS BY SCOTT HANDS, LIGHTING MARKET MANAGER, SHIFFLER EQUIPMENT SALES, INC.
What is driving the need to retrofit lighting?
Up to forty-four percent of a building’s energy is consumed by the lighting
system. Eighty percent of buildings have lighting systems that were installed
before 1986. Over sixty-five percent of all U.S. electricity consumption is
used in buildings. Technology changes have enabled greater energy savings,
resulting in faster returns on investment
Federal legislation is eliminating older technology, see chart below for timing:
Nearly 70% of light bulb sockets in the U.S. still contain inefficient incandescent light bulbs. By replacing
traditional bulbs with energy efficient lighting products, we would save more than $118 million each year in
energy costs. Switching to energy efficient lighting products can save you up to 75% in energy usage.
Do I need a lighting retrofit?
There are many reasons you may consider a lighting retrofit in your building.
Do you have older lighting technologies such as T12 fluorescent, 32-watt T8 fluorescent, or metal halide?
Has your facility layout changed requiring optimized lighting in areas?
Are you looking for ways to cut operating expenses and battle rising energy costs?
Are you considering taking advantage of local and state tax incentives?
Are your lights operating more than 16 hours per day?
Is your basic utility rate greater than $.05 for kwh?
Does your organization have green/sustainability initiatives that a lighting retrofit would support?
If you answered “yes” to any of these questions, your facility would benefit from a lighting retrofit.
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What are the benefits of retrofitting?
Improved safety
High quality lighting can improve facility safety, reduce quality incidents, improve productivity and increase
occupant satisfaction. Newer technologies often have better lighting-quality characteristics, such as
improved color, reduced flicker and greater light output.
Improved performance and productivity
A Cornell University study found that one in four workers experienced a loss in work time based on vision
problems and discomfort caused by poor lighting. The study found improvements in the average office
lighting system can result in a 3-5 percent gain in employee productivity.
Environmental Impact / Corporate-Community Social Responsibility
By consuming less electricity, your facility can reduce its electrical load, thus reducing the demand and
associated emissions from “off-site” power generation. In addition, lighting upgrades and other sustainability
initiatives can help you keep up with investor, community and customer environmental expectations.
Property Valuation
Research done by Energy Star using Quickscope, an energy analysis software tool, found that each $1
invested in energy efficiency could increase asset value by as much as $3.
Technology Overview: Incandescent / Discharge / Solid-State
Incandescent
• Invented over 100 years ago
• Used primarily in domestic use and display
lighting in shops, hotels and restaurants.
• Segments of this technology are being phased
out by Federal Government mandates.
• Some incandescent technologies, e.g. tungsten
halogen lamps, have had their efficiency
improved by around 30%
Discharge Lighting – Moving from Watts to Lumens
Examples:
• Fluorescent - most common form (tubular or
compact) ~80 watts/lumen; life range average
6K to 12K hours
• Low Pressure Sodium – highly efficient; primary
use in street lighting; being replaced by LED; up
to 10 minute warm-up
• High Pressure Sodium - 125 lumens per watt;
street lights, warehouses and flood lighting;
average life: 20K hours
• High Pressure Mercury – 35 to 65 lumens per
watt; street lights; average life 24K hours
• Metal Halide & Ceramic Metal Halide – 80
lumens per watt; average life: 12K hours
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Solid State Lighting - Revolutionary Change
Examples:
• LEDs (Light Emitting Diodes) - 40 year old
technology, started as electronic indicator
lights. Small, point source, very bright. Heavily
developed over the past few years. Long Life:
average 50K hours (Range: 25K to 100K hours)
• OLEDs (Organic Light Emitting Diodes) –
actively being developed as a future light
source, today mostly used in flat panels,
diffuse light.
Outdoor Applications
Indoor Applications
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How can I determine which technology is best for me?
Perform An Internal Audit / Prepare a Retrofit Plan
Assess Current Technology
• What lighting do you currently have?
• How many of each type are you using?
• What lighting applications do you have?
Determine Current Lighting Costs
• How much do you spend on replacement bulbs?
• How much do you spend on labor to maintain and replace bulbs?
• What are you current electric utility costs
Establishing a Retrofit Efficiency Target / Budget / ROI / Capture Rebates
• What lights will you change?
• What are the new lights’ energy usage?
• What is your overall savings (ROI)?
• What rebates will cover (Budget)?
How can I cover the cost of a conversion?
Database of State Incentives for Renewables & Efficiency (DSIRE™) (See: http://www.dsireusa.org/ )
DSIRE is the most comprehensive source of information on incentives and policies that support renewables
and energy efficiency in the United States. Established in 1995, DSIRE is currently operated by the N.C. Solar
Center at N.C. State University, with support from the Interstate Renewable Energy Council, Inc. DSIRE is
funded by the U.S. Department of Energy.
DSIRE provides summaries of incentives and policies established by the federal government, state
governments and U.S. territories, local governments, and larger electric and gas utilities in the United States.
Incentives and policies that support energy efficiency are divided into two groups:
Financial Incentives include a variety of tax incentives, rebates, grants, loans, green building incentives,
and certain other types.
Rules, Regulations & Policies include public benefits funds, energy efficiency resource standards,
appliance/equipment efficiency standards, building energy codes, energy standards for public buildings,
and certain other types.
How can I find out more information about energy retrofits?
http://www.energystar.gov/
http://www.dsireusa.org/links/
Annual Energy Costs per Lamp:
Total Watts x Usage Time x Cost per Kilowatt Hour
1000
Example:
100 Watt Light Bulb = 100 Watts x 8760 Hours x $.10 per Kilowatt Hour
1000
How can I determine what my annual energy savings are?
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WHO TURNED ON THE LIGHTS?YMCA OF MUNCIE ENGINEERS BIG SAVINGS WITH LIGHTING UPGRADES
Last August the YMCA of Muncie Indiana completed an energy efficient lighting project that improved
the light quality and is saving $2,200 a month. The project, which has many members talking about
the enhanced light, was spearheaded by David Hershberger, the Association Director of Properties and
Grounds for the YMCA, and was engineered and executed by Capacity Energy Solutions, LLC based in
West Chester, OH.
According to David, “As an association we realized we needed to cut back on expenses while at the
same time maintaining quality. Reducing utility cost was our best option. We were aware of the
opportunity for savings by replacing metal halide and T12 bulbs. The challenge was to find something
that would save money, meet our technical requirements and fulfill our lighting needs. Capacity
provided the answers we needed.”
“The engineering process was quite extensive,”
continued David. “After a detailed survey of all of
the lighting in the facilities. Capacity placed data
loggers throughout to determine how often the
lights are used and how often people are in areas
to help evaluate opportunities for occupancy
control. Capacity built a 3-D computer model
for the proposed tennis court lights to ensure
the design would meet the lighting requirements
of the NCAA, because Ball State University uses
the YMCA facilities for tennis. After the analysis,
in order to maximize energy savings in some of
the office areas, custom retrofit kits were built to
retrofit the existing lights, achieving the maximum
energy savings at a lower cost than installing all
new light fixtures.”
“The difference in the swimming pool and gym are truly night and day,” says member Brian Backus, who
comes to the YMCA every day on his lunch break.
“We were all a little skeptical of the savings
at first,” explains VP of Finance and Human
Resources for the YMCA of Muncie, Debbie Todd.
“Several years ago, a contractor performed a
lighting project that was supposed to save energy
and improve our lighting. It did neither. We now
realize the benefit of a custom engineered solution
like the one provided by Capacity.” Jim Riggle,
a Manager at Indiana Michigan Power, sits on the
board of the YMCA of Muncie and reviewed the
engineering report. Jim even mentioned that the
savings numbers seemed conservative. After
considering Capacity’s Shared Savings Program™,
where monthly payments would be made for three
years, Debbie and CEO, Cathy Clark, decided to
pay for the project out of the capital budget to
save even more money. Indirect Tennis Court Lighting
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Capacity secured a sizeable grant to help cover the cost of the $92,000 project. The total project has a
21 month payback. According to Eric Groh, sales manager at Capacity, it is common to find projects at
YMCAs that have a 3 year or less payback, that will also improve the quality of the light and reduce the
maintenance costs.
The Capacity Energy Solutions mission is to identify and implement energy savings projects that
generate positive cash flow for the customer and reduce the carbon footprint while keeping the
customer’s goals first.
Check their web-site at the following link: http://capacityes.com/about.php
If you are in an area of the country where attending
Property Management network meetings is
difficult due to distance, consider joining this online
property management community. By participating
in the quarterly webinars and taking advantage of
this online community, you’ll have an opportunity
to network virtually. What is an online community?
Online communities provide a digital neighborhood
where those seeking to exchange knowledge and
experiences around a shared discipline such as
Property Management can gather. It provides a
way of bridging the barriers of time and distance in
solving problems and gathering information. Online
communities have fewer hierarchal constraints due
to their ability to cross organizational boundaries
and roles.
BE A PART OF OUR COMMUNITYNEW ONLINE PROPERTY MANAGEMENT COMMUNITY BRINGS VIRTUAL SOLUTIONS TO A PROPERTY MANAGEMENT NETWORK
To reiterate, the purpose of the Property Management Online Community is to further knit those interested
in YMCA Property Management closer together. As you may know, we currently have Property Management
Networks throughout the country. Some are operating at a very high level and meeting quite frequently.
However, there are many areas of the country where it is quite difficult, due to distance, to physically meet.
We see this community as a solution to that challenge.
We look forward to the interaction with our peers to maintain our YMCA physical assets at the highest level
possible. This community will help us in problem solving, informing associations of the best practices in
Property Management, as well as educating the Movement. We look forward to your interaction.
Access to the community with this link: https://communities.ymca.net/property/default.aspx
Online community features include:
• Discussion Board
• News and Announcements
• Calendars and Events
Please join Y-USA and your colleagues by visiting the online community and participating in the
discussion board.
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Property Management Education Abounds – 2014 Schedule
Y-USA provides many training opportunities for YMCA Property Management Staff as well as
Administrators. Some are conducted locally by Partner Professional Ys which may involve travel and
overnight stay while others are provided as 8 hour webinars spanning 8 week periods having the
convenience of taking the course in the comfort of your office.
Classes will be announced by way of the PIPELINE Subscription list. Registration will be done on-line. Some
classes may have restricted registration so as to provide opportunity for many Ys to gain the training
benefit. Some trainings will be co-trained by partner vendors.
Below are the webinar trainings for 2014.
Course Name
Maintenance Technician
Clean Technician
Maintenance Management
Clean Management - September 23 - November 11
Dates may require adjustment based on trainer schedule. We look forward to your participation and learning.
INDOOR AIR QUALITYWHAT YOU CAN DO TO IMPROVE (IAQ) INDOOR AIR QUALITY, CONSERVE ENERGY AND CREATE A HEALTHIER ENVIRONMENT WITHIN YOUR YMCA
Scientific studies have identified the existence of a direct correlation between Indoor Air Quality (IAQ), and
the health and productivity of building occupants. These studies repeatedly show the benefits of proper
indoor ventilation, air filtration, and temperature and humidity regulation.
Numerous studies also show that improvements to Heating Ventilating & Air Conditioning (HVAC) systems
and preventive maintenance practices can improve the IAQ of interior environments by as much as 20 to 50%.
As an organization that is dedicated to building a healthy mind, body and spirit for all, YMCAs should evaluate
the performance of building HVAC systems, maintenance practices and IAQ. Here are some things that
YMCA’s can do and the potential benefits to be realized.
HVAC SYSTEM DESIGN REVIEW
Different activities demand varying conditioning levels of the indoor air, and the programming of individual
spaces change over time. Originally, HVAC systems may have been properly sized and designed, but changes
in facility functions and the way spaces are used can affect HVAC system requirements. The result may be
systems that are undersized, oversized or simply incapable of meeting the current demands of occupants
including staff, members and other program participants.
Facility ManagementTECHNICAL WHITE PAPER
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The first step to improving IAQ is to confirm that HVAC systems are properly sized and designed for the
current activities performed by the occupants of each space.
Additionally, systems may have performed as designed when new, but time may have taken reduced
performance. Over time systems go out of calibration, critical parts experience degradation due to age and
wear, and dirt accumulates on interior components providing a medium for the growth of organisms. Improper
or inadequate maintenance can result in insufficient air flow and erratic temperature and humidity control
which contribute to stale air and odor problems.
The second step is to audit HVAC systems to identify areas where system performance falls below minimum
requirements. Mechanical equipment and system evaluations should be completed by a qualified mechanical
engineer to investigate and identify causes of problems. This includes reviewing complaints about poor IAQ
from staff and members should be reviewed and causes of problems should be identified and investigated.
Technicians should determine if corrections can be made through improved maintenance activities or if
system improvements or replacement may be required.
The third step is to repair systems that are sized appropriately but do not perform adequately ant replace
systems that are not properly sized to the occupancy requirements or are beyond repair. Replacement
of aging and inefficient HVAC systems can often yield substantial energy savings, operational cost avoidance
and an attractive return on the investment. HVAC improvement projects are very important and should be and
included as high priorities for consideration in facility improvement plans and maintenance reserves programs.
VENTILATION
Interior spaces require the introduction of fresh air
to maintain good quality IAQ. HVAC systems are
manufactured with outside air dampers designed
to deliver minimum fresh air requirements.
Incoming fresh air is combined with return air
from interior spaces and filtered and conditioned
before it is supplied to the space. Minimum
requirements, called turn over rates, have been
established to regulate the exhaust of stale air
and the introduction of fresh air into the space.
Some YMCA venues and spaces have special
ventilation requirements due to excess temperature,
humidity or the presence of contaminants such
as chemicals used in pool operations. In these
areas systems must be designed to deliver the
proper amount of ventilation to sweep the air of
contaminants and maintain desired IAQ.
AIR FILTRATION
Proper air filtration plays a critical role in maintaining good IAQ. Many older HVAC system designs may
have provided adequate filtration designed to protect system components such as coils, dampers and other
components but current standards for protection of building occupants likely exceed the IAQ levels provided
by older systems. Recent advancements in filtration designs, products and techniques have resulted in the
ability to supply cleaner, healthier air to building spaces.
Many types of filters are available today. For more information on filtration products contact filter
manufacturers such as Kimberly Clark at www.kcfiltration.com.
In most buildings, the best filter choice is a medium-efficiency pleated filter (MERV 7-8 rating) which has a
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large surface area to promote energy efficiency. Pleated air filters used in HVAC systems are made with a wide
range of materials including fiberglass, polyester, paper, and synthetic non-woven materials. Recent advances
in non-woven materials have allowed for enhancements including the water repelling and antimicrobial
qualities. By properly selecting the filtration media to match space requirements, system performance can
be enhanced to the level required by occupants and operations without resulting in significant increases in
operating costs or energy requirements.
Many new system designs have incorporated ultraviolet (UV) germicidal irradiation systems and other UV
systems are now manufactured as retrofits for improvement of older equipment. Ultraviolet light has been
effective in killing many types of mold and bacteria commonly found in building HVAC systems. In addition to
improving IAQ, these systems have proven to limit the growth of microorganisms on system cooling coils.
Contact your HVAC system manufacturer(s) for information about improved filtration recommendations and
the availability of system retrofits and improvements.
TEMPERATURE CONTROL & REGULATION
Proper temperature control enhances member
comfort levels and encourages program activities
in YMCA facilities. Temperature control system
upgrades or replacement can vastly improve
temperature control, energy efficiency and IAQ as
well as providing a rapid return on investment (ROI).
Many HVAC systems in YMCA facilities feature
aging, centralized temperature control systems
that are at least partially nonfunctional and
unreliable. This is a situation that contributes to
erratic temperature control and may adversely
affect IAQ. Many of these temperature control
systems include out dated technology and designs
that are now abandoned in favor of new and
improved technology and system designs that
perform at a much higher efficiency level. New and
improved system designs provide greater ability to
maintain and monitor space temperature, monitor
and regulate energy use, schedule and system
operation and identify of systemic problems.
Complaints by staff and members concerning
space temperatures should be reviewed and
sources of problems should be investigated.
Closely review system performance. Establish
target space temperatures and system set points.
Design systems to allow for adjustments within
a limited range which should be made only by
qualified staff.
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EMPHASIZE PREVENTIVE MAINTENANCE
The performance of HVAC equipment and control systems is only as good as the scheduled, periodic
maintenance. While proper routine maintenance is important to the sound operation and performance of
all building components, it is critical to maintaining good IAQ. Without proper, routine inspections and
scheduled maintenance, system performance will rapidly decline, having a direct and adverse affect on
operational efficiency, building IAQ, occupant health and productivity and overall impression of facility
quality. Routine and periodic maintenance for all HVAC systems should be included as critical components
of Preventive Maintenance Programs. Filters should be inspected and replaced to maintain the proper
IAQ for the participants utilizing building spaces. System maintenance should be accomplished by
qualified technicians in a timely manner according to manufacturer’s recommendations. HVAC preventive
maintenance activities can provide substantial operational savings through reduced energy consumption.
Filters should be inspected and replaced to maintain the proper IAQ for the participants utilizing the
building spaces. Keeping heating and cooling coils clean, maintaining filtration quality and accomplishing
routine system maintenance in a timely fashion are investments that help to guarantee proper ventilation,
good IAQ and save energy and money.
For additional facility performance information we invite you to contact Al Tursi at Gro Development to learn
more about this topic.
Join over 100 YMCA professionals for FacilityDude University 2015
March 14-18, 2015 in Myrtle Beach, SC!
FacilityDude University brings facilities professionals
from all over the country together to share industry
best practices, connect with peers and get hands-on
training. Join us to gain insight into new techniques,
products and technology that will help you make a
positive difference in your organization and simplify
your professional life.
Visit facilitydude.com/universityfor more details.