Jodi Summers = Industrial Real Estate

OUR PORTS ALREADY BENEFIT FROM THE PANAMA CANAL EXPANSION

by Jodi Summers

Will bigger locks affect our cargo volumes? Not likely, conclude the import/exports experts. Expect SoCal warehousing to continue to grow.

The Third Set of Locks Expansion of the Panama Canal doubles the capacity of the Panama Canal by 2015 by allowing more and larger ships to transit.

The $5.2 billion project creates a new lane of traffic along the canal by constructing a new set of locks. Ships as large as 12,000 or more TEUs (20-foot equivalent units—a measurement of container ship capacity) will be able to fit through the new locks vs. the 5,000 TEU ships that currently transit the Canal (which opened in 1914).  The Canal is owned by Panama and is currently used more for Latin American shipping.

Pundits, forecasting the impact on our local ports have concluded that the Ports of LA and Long Beach are the most efficient port system in America and will “remain the leader for the foreseeable time,” thanks to our state-of-the-art ports and an efficient supply chain.

In fact, Port of Long Beach terminals saw a dramatic increase in cargo in February, moving 36.6% more containers compared to Feb. 2012. Imports surged nearly 46% – thanks to our growing economy, and the port saw a 17.2% jump in exports.

February’s total was 530,967 TEUs and the highest volume of import containers for a February since 2007.

Cargo increases in recent months are in part due to the port already accepting more frequent dockings of larger ships and the addition of service lines to Long Beach. In the latter part of last year, Mediterranean Shipping Co. and CMA CGM, two of the largest ocean carriers in the world, established exclusive hubs at the Port of Long Beach.

Once they’ve arrived, half of the containers coming into LA/Long Beach are transloaded onto trains or trucks out to the Midwest or Eastern US and the other half stay in SoCal warehouses to serve the Western US.

The Long Beach Board of Harbor Commissioners are currently behind Southern California International Gateway rail yard project approved recently by the Port of Los Angeles. The 153-acre facility proposed by BNSF Railway Co. sits just outside West Long Beach, alongside the Terminal Island Freeway on land owned by the Port of Los Angeles. The will serve on-dock rail facilities at both the Port of Long Beach and the Port of Los Angeles.

“Improvement of rail facilities is critical to the economic development of this port, and improved rail facilities are what we need in order to reduce emissions,” supports Harbor Commission President Susan E. Anderson Wise.

LA/Long Beach is in the midst of their $6 billion infrastructure construction program and is decades ahead of other ports in addressing environmental concerns such as truck emissions. Everyone wants to dock here.

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http://www.bisnow.com/commercial-real-estate/los-angeles/colliers-taps-marty-pupil-as-southwest-region-president/

http://www.socalindustrialrealestateblog.com/?p=1732

http://en.wikipedia.org/wiki/Panama_Canal_expansion_project

http://www.socalindustrialrealestateblog.com/wp-content/uploads/2012/05/panama-canal-expansion-image1.jpg

http://www.polb.com/news/

HOW LONG WILL YOUR INDUSTRIAL ELECTRIC SYSTEM LAST?

by Bob Pace – Commercial Real Estate Inspectors

edited by Jodi Summers

Electricity is one of the most complex and misunderstood aspects of construction. It is also one of the most potentially dangerous, as well.

There are various aspects to consider when evaluating the condition and remaining useful life of electrical systems: moving parts and unmoving parts, whether the equipment is kept outside or inside the building as well as the age and type of wiring and fixtures just to name a few. The quality of the parts used as well as the quality of the workmanship also has an impact on the useful life.

Then there are the distribution parts, such as subpanels, breakers and the parts within the subpanel. Good quality equipment properly installed will usually last 50-70 years.

If the equipment is kept outside it needs to be resealed and painted every 20 years. If not done it will rust and not last at which point you can be faced with tens of thousands of dollars in replacement costs. Indoor equipment lasts longer because it’s protected from the elements and requires less upkeep.

Moving parts generally wear out more quickly than unmoving parts. An example is switches which wear out in 20-30 years depending on the quality and type used.

Unmoving parts, such as wiring, can last 40-70 years depending on the type. If the building contains cloth covered wire, which was used up until the 1950’s, it is at or past its useful life. Knob and tube, which we see in much older buildings, would be well past its useful life.

Outdoor fixtures generally last 10-15 years. Indoor fixtures vary wildly but rarely last over 20 years because of changes in technology.

When you hire an experienced inspector with a solid background in the construction fields he is more likely to notice important indicators that go beyond a familiarity of industry standards and the type of equipment that was installed.

For example, a recently inspected building had indoor fixtures that were installed outdoors; these will have virtually no life. They quickly rust and become “electrocution magnets”.

Another example is a recently inspected vacant cabinet shop. The electrical looked good and properly installed.  From past experience the inspector knew to pull apart one of the sub panels and saw sawdust inside at the connections.  Although overall serviceable, the system needs to be serviced, cleaned and all connections checked for safety.  A spark inside could short out the main panel and cost tens of thousands of dollars in repairs and lost time.  All of which could be prevented by under a $1000 in repairs.

Bob Pace, Co-Owner

Contractor License #461030

Commercial Real Estate Inspectors

800-931-2734

http://www.commercialrealestateinspectors.com/

info@creillc.com

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http://www.commercialrealestateinspectors.com/

http://www.socalofficerealestateblog.com/?p=2273

http://us.123rf.com/400wm/400/400/njnightsky/njnightsky1205/njnightsky120500006/13558425-a-industrial-electric-transformer-substation.jpg

http://www.socalmultiunitrealestateblog.com/?p=2189

http://www.hoveyelectric.com/Portals/47330/images/industrial%20facility%20at%20night.jpg

http://www.socalindustrialrealestateblog.com/?p=1525

http://www.beaudoinelectric.com/industrial_electric_03.jpg

http://www.flickr.com/photos/jodisummers/8107681692/in/set-72157631816911665/

REHABBING YOUR VINTAGE INDUSTRIAL PROPERTY

Edited by Jodi Summers

The National Trust for Historic Preservation defines rehabilitate as: “To repair a structure and make it usable again while preserving those portions or features of the property that are historically and culturally significant.”

To successfully rehabilitate a historic building, they are offering us 10 basic principles to keep in mind when undertaking a rehabilitation project.

Of course, every project is different and will have different needs and solutions. But this handy reference guide is a great way to get you started.

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http://www.slideshare.net/PreservationNation/10-on-tuesday-10-basic-principles-for-rehabbing-the-right-way

HOW TO BE GREEN WHILE MOVING MILLIONS OF TONS OF CARGO

by Jodi Summers

The Port of Long Beach is blue and green. The water is blue. The port is green, as they   have implemented an exemplary green port policy to try and maintain the environment while they are shipping freight around the world.

The Green Port Policy is an aggressive, comprehensive and coordinated approach to reduce the negative impacts of Port operations. Founded in 1911, the 3,200-acre Port of Long Beach is a premier gateway for trade between the United States and Asia. More than $140 billion worth of cargo moves through the Port every year – everything from clothing and furniture to machinery and petroleum.  They try to be green while going through this process.

The Green Port Policy, adopted in 2005, serves as a guide for decision making and established a framework for environmentally friendly Port operations. The policy’s five guiding principles are:

1. Protect the community from harmful environmental impacts of Port operations.
2. Distinguish the Port as a leader in environmental stewardship and compliance.
3. Promote sustainability.
4. Employ best available technology to avoid or reduce environmental impacts.
5. Engage and educate the community.

The Green Port Policy directs the Port to integrate sustainable plans practices into Port development and operations by actively promoting an organizational culture of environmental enhancement, fiscal responsibility, and community integrity. Current areas of focus are outlined below…

Greenhouse Gases

California passed landmark greenhouse gas legislation, The Global Warming Solutions Act (AB 32), in 2006.  Although the state has yet to formalize greenhouse gas regulations for the port sector, the Port of Long Beach has already begun quantifying greenhouse gas emissions and formulating a plan for reductions.  The Board of Harbor Engineers adopted a formal resolution establishing a framework for conducting business while reducing greenhouse gas emissions.  They have assembled a multi-divisional Renewable Energy Working Group that is currently evaluating Port lands for solar- and wind-power opportunities.

Plans include:

The Clean Air Action Plan and Sustainability

The Clean Air Action Plan, adopted by the Long Beach and Los Angeles ports in 2006, is guided by the three components of sustainability:

1. Environmental Responsibility

·         Air quality improvements

·         Energy/fuel efficiency improvements

·         Advances new technologies

·         Creates model for regulators and politicians

·         Ecological health side benefits

2. Fiscal Responsibility

·         Equitable distribution of financial burden

·         Helps the Port maintain its “license to operate”

3. Social responsibility

·         Human health risk reductions

·         Includes stakeholders in decision making

·         Creates jobs

·         Process is transparent

·         Protects integrity of workers

Examples of Sustainable Practices

The Green Port Integrating Committee’s working group has the task of integrating the Green Port Policy, including sustainability, into all operations.

The Engineering Bureau is in its second year of implementing an American Association of Port Authorities-guided Environmental Management System (EMS), which establishes sustainable storm water practices during construction projects.

The waste paper and container recycling program is conducted in partnership with the Conservation Corps Long Beach, a non-profit organization that educates and trains at-risk youth.

Landscaping projects are conducted in accordance with the Port’s Sustainable Landscape Palette which describes appropriate native and draught-tolerant species for our locale.

The pilot solar car port has been up and running for almost a year. This is the first step in the process that will maximize renewable energy through the Harbor District.

Green Building principles are incorporated into new building design through the US Green Building Council’s Leadership in Energy and Environmental Design (LEED) certification program.

Environmentally-preferable purchasing, for everything from pens to fleet vehicles, informs the way we buy.  In the future, we’ll be paying even more attention to carbon footprints, especially with regard to building materials.

The Port of Long Beach is an incredible complex, moving around 115,000 TEUs – Twenty-foot equivalent unit) each month. It’s totally worth checking, if you get the chance.

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http://www.polb.com/environment/sustainability/default.asp

http://www.polb.com/environment/green_port_policy/default.asp

http://www.socalindustrialrealestateblog.com/?p=1509

http://www.aaenvironment.com/Pictures/LongBeachPort3.jpg

http://www.socalindustrialrealestateblog.com/wp-content/uploads/2011/09/Port_of_Long_Beach-containers-4-all.jpg

http://www.polb.com/images/Departments/facilities/polbmap.gif

http://www.socalgreenrealestateblog.com/?p=2512

http://www.polb.com/images/Departments/Port/POL_Ariel.jpg

THE PORT OF LOS ANGELES EXPANDS AND GREENS EAGLE MARINE

By Jodi Summers

Los Angeles’ industrial capabilities keep growing… the Port of Los Angeles will undergo a $196 million expansion. Known as the Marine Terminal Redevelopment Project, the two-year project to green and grow the container terminal operated by long-time tenant Eagle Marine Services Ltd. This project is expected to generate nearly 3,400 jobs during construction and add nearly 8,000 permanent direct and indirect jobs to the Southern California economy over the next 15 years.

The Los Angeles Harbor Commission recently certified the final Environmental Impact Report for the proposed expansion of the facility commonly known as “Pier 300.”

Redevelopment will begin by late 2012. The approved the project that will modernize container terminal Berths 302-306, which are under long-term lease to Eagle Marine Services Ltd., a subsidiary of ocean carrier APL.

“Our investment in green growth continues to pay huge economic and social dividends,” praises Los Angeles Mayor Antonio Villaraigosa, in the prepared statement “This project ensures the Port has the world-class infrastructure to remain competitive in the global marketplace, and everyone benefits—our customers, our markets and our communities.”

Green innovations are in accordance with San Pedro Bay Clean Air Action Plan measures, and include equipping the entire terminal with Alternative Marine Power electrical infrastructure to eliminate emissions from ships at berth. When completed, the $196 million project at the Port’s second-largest terminal is expected maximize use of the property by allowing APL to handle nearly 58% more ship calls and accommodate more than 65% more cargo, while growing the terminal footprint less than 20%. Those statistics translate into up to 390 ship calls and the capacity to move more than 3.2 million TEUs annually by 2027 on a 347-acre terminal.

Much of the work on the Eagle Marine Services terminal will be at Berth 306, where the Port will add 1,250 feet of new wharf and 41 acres of backlands on existing fill. Eagle Marine Services will add eight gantry cranes that span the width of the largest container ships in the global fleet. The number of cranes throughout the terminal will double, bringing the total to 24.

According to Gene Seroka, APL’s regional president of the Americas, this project strengthens APL’s ability to “continue providing the level and quality of service to meet our customers’ needs into the future. It represents the progressive approach that the City and the Port of Los Angeles take to working with their business partners.”

Port executive director Geraldine Knatz, the Port of L.A. is investing approximately $1.2 billion over the next five years in capital improvement projects. “We’re making sure that we optimize our facilities, green our operations and build on the advantages that make us America’s No. 1 trade gateway.”

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http://www.globest.com/news/12_369/losangeles/industrial/Port-Approves-196M-Container-Terminal-Expansion-322294.html?ET=globest:e31058:277110a:&st=email

http://d1j01gsz6hg963.cloudfront.net/wp-content/uploads/2012/06/Port-of-Los-Angeles-OKs-Pier-300-Container-Terminal-Expansion.jpg?2bf7cb

http://www.socalindustrialrealestateblog.com/?p=1314

http://blog.travelandtourworld.com/UserFiles1/Image/Cruise%20News/port-of-la2.jpg

http://www.urscorp.com/Projects/projView.php?s=912&pn=2&sec=15

http://www.socalgreenrealestateblog.com/?p=2173

http://treadwellrollo.files.wordpress.com/2011/03/ships-at-dock.jpg

This is a message from the State Water Resources Control Board

edited by Jodi Summers

Re: E85 and Biodiesel UST Leak Detection

UST Interested Parties,

For easy reference two websites have been created that provide lists of acceptable leak detection for E85 and for various blends of Biodiesel.  Each list contains links to the full evaluation located in Local Guidance Letter 113, where the exact fuel blend is specified.

http://www.waterboards.ca.gov/water_issues/programs/ust/leak_prevention/lg113/misc/e85veeder.shtml

http://www.waterboards.ca.gov/water_issues/programs/ust/leak_prevention/lg113/misc/biodiesel_eq.shtml

The state WaterWe will continue to add equipment to these tables if/when it becomes certified for E85 and Biodiesel.

Should you have questions about the information contained in these tables please contact Cory Hootman at chootman@waterboards.ca.gov.

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http://www.up3project.org/images/waterboards_logo_high_res.jpg

http://www.socalindustrialrealestateblog.com/?p=1309