Stormwater runoff is precipitation that flows across land, permeates into soil, merges into bodies of water, or evaporates back into the atmosphere. However, in urban environments, rainfall flows quickly across hard surfaces laden with pollutants. These contaminants are swept into waterways via drains and streams.

Improperly managed stormwater runoff can cause several problems for businesses, including property damage and regulatory violations.

Flooding: As stormwater flows over impermeable surfaces, such as roofs and pavement, large volumes of water can collect or flow rapidly, often causing property damage. Stormwater can also contribute to natural disasters by instantly raising water levels leading to severe flooding.

Water Pollution: Pollutants such as leaked automotive fluids, industrial waste, agricultural fertilizers, trash, animal waste, and refuse get picked up by urban stormwater flow and find their way, untreated, into local streams.

Stream Bank Erosion: As stormwater flows at unnaturally high speeds and volumes, it can cause severe degradation of shore banks. Rising waters can encroach on waterside property boundaries, destroy aquatic ecosystems, and create additional pollution from eroded sediment.

Human Health: Contaminants introduced to the natural water supply through stormwater runoff can adversely affect drinking water and the access to recreational water activities.

REGULATION & COMPLIANCE

As a result of the immense impact that stormwater runoff can have, the Environmental Protection Agency (EPA) developed the National Pollutant Discharge Elimination System (NPDES). This is a permit program, created in 1972 by the Clean Water Act (CWA), to address pollution by regulating sources that discharge pollutants to waters of the United States.

Under the CWA, Phase 2 of this program was established in 2003. It identified stormwater as a contributor to water pollution and mandated NPDES permits for land between 1 to 5 acres in size.

Most stormwater is conveyed through a Municipal Separate Storm Sewer System (MS4) and discharged into local water bodies. While generally owned by a state, local, or public entity, an MS4 is a system of drains, pipes, and ditches used to collect and transport stormwater. This water flow is typically discharged, untreated, into federally owned waters.

MS4 operators are required to get permits and develop Stormwater Control Measures (SCM), to limit the damaging effects of surface runoff. Failure to comply with the regulations results in a Notice of Violation (NOV).

An NOV informs the property owner or manager regarding a failed assessment, including a detailed observation of the property, non-compliance issues, assessed fines, and penalties. An inspection is typically conducted by local city or government official alerted through an unscheduled property check, distressed phone call from a stakeholder, or general observation. Unfamiliarity with environmental compliance laws is not an excuse for non-compliance.

Compliance with stormwater regulations is also strictly monitored during permitted construction projects. Sometimes violations are discovered after construction, requiring costly modifications. Common violations include:

• Failure of permit coverage
• Failure to include Stormwater Pollution Prevention Plans (SWPPP)
• Failure to implement SCM with essential maintenance and repair
• Failure to conduct or document inspections
• Illegal dumping or discharge
• Inadequate erosion controls

Violation notices typically include a one-time fine along with daily penalties for each subsequent day of non-compliance while the issue is remedied, sometimes reaching tens of thousands of dollars. The frequency and severity of these violations depend on the degree of impact to the environment along with the harm or potential harm to human health.

These situations can often be avoided with an annual inspection, costing as little as $100, and less costly preventative remediation.

ASSESSING STORMWATER ON YOUR PROPERTY

It is important to understand how stormwater is generated within and flows on your property. Here are the steps used by professionals to evaluate water generation, flow, and volume on a property.

Draw boundaries of the property. If not readily available, look up property tax assessment papers or deeds for basic property maps. Draw buildings and other features on the property. Be sure to designate:

• Impermeable areas and hard surfaces that prevent stormwater from soaking into the ground
• Lawn and landscaped areas
• Natural vegetation
• Water features (i.e., streams, wetlands, ponds, swimming pools)

Assess and map stormwater flow, identifying the directional flow of runoff on the property and any problems it may cause. Common issues include ponding or large puddles, damp basements, and soil erosion. Map the following:

• Roof downspouts
• Stormwater flow paths (using arrows for direction)
• Areas of ponding
• Ditches or gullies from soil erosion

Some of these common stormwater control measures may exist or be incorporated into a property:

• Retention or detention ponds
• Constructed wetlands
• Grass swales
• Sand filters
• Level spreaders
• Underground systems (popular in metropolitan cities due to the scarcity of space)

Drainage structures include:

• Inlet/Concrete flume
• Catch basin/Drop inlet
• Permeable pavement
• Curb inlets
• Trench drains (popular for retail assets)
• Culvert
• Headwall
• Flared-end section
• Dock drains

SITE-SPECIFIC OPERATIONS AND MAINTENANCE (O&M)

O&M plans are usually developed as part of a construction or remediation plan and filed with local municipality authorities. These consist of maintenance schedules, inspection requirements, maintenance easements, and descriptions of maintenance activities.

CONCLUSION

The most efficient ways to avoid NOVs and costly fines are to know your O&M agreement, consult with stormwater management professionals, communicate with regulatory bodies, set up maintenance programs, and schedule annual inspections.

Stormwater maintenance programs can also safeguard and extend the life of your investment while keeping long-term repair costs down. Be proud that you are making an impact on protecting the local environment and watershed.

About The Author: Pranav Heryani is an EHS & Sustainability Specialist. Among the next generation of environmental professionals, his projects have encompassed both local and international efforts toward green initiatives with practical sustainability for the commercial sector.

Navigating the clean-up process after wildfires and mudslides

The wildfires in Pacific Palisades, Malibu, and Altadena — compounded by devastating mudslides — have left property owners and managers facing a challenging recovery. As outlined by Los Angeles County, the clean-up process is divided into two distinct phases:

Phase 1 involves hazardous debris removal, which property owners do not need to sign up for. However, your property must pass an EPA inspection before moving to Phase 2.

Phase 2 involves the removal of remaining fire debris. Property owners can opt for  government-sponsored clean-up programs or hire a private contractor — such as CAM Property Services — for more specialized assistance.

As a trusted partner in Southern California, CAM Property Services is fully equipped to manage fire debris removal. We can provide our clients with:

• License and insurance. Do business with a contractor that is licensed by the state of California and can safeguard you against further liabilities.
• Expertise in regulatory compliance: We navigate complex regulations to ensure your property meets all required standards.
• Tailored clean-up plans: Every property is unique, and we offer customized solutions for the fastest, most efficient recovery.
• Personalized service: We take the time to understand your needs, offering hands-on support throughout the process.

For a smooth, compliant clean-up, contact the Property Pros today.

The construction of linen chutes for commercial use is a modern necessity for an operation such as a senior living facility, hotel, hospitality business, multifamily high-rise, or industrial facility. These convenient conduits can be installed inside internal building shafts or as external structures. While relatively simple in design they feature several elements that require construction expertise.

Placing linen chute access points on upper floors allow for the easy transport of dirty laundry down to a central location, often directly into the laundry facility. Dirty and odorous linen can avoid elevators and other common areas. This also prevents potential injury from moving heavy laundry down long hallways or stairs.

Linen chutes are classified as gravity chutes because they are non-mechanical, relying on basic physics to move the load to a lower floor. The main vertical chute is either round or rectangular, traversing several floors.

Building codes and compliance are the top considerations for new laundry chute construction. Proper installation demands mechanisms are in place for the safety of the building and its occupants.

The National Fire Protection Association (NFPA) has strict guidelines about linen chute equipment. The governing codes in NFPA 82 include section 11.2.2, which states “Waste and linen chutes and transport systems including chute intake and discharge doors, shall be inspected and maintained not less than annually in accordance with manufacturers’ instructions.”

Fire suppression devices are important features as fire can travel and spread quickly through open conduits such as chutes. The first safety device is a sliding closure at the bottom level. Normally in the open position, it is held in place by a pin assembly that discharges under high heat. This automatically closes the shaft to prevent air, smoke, and fire from spreading rapidly if the laundry room is the point of origin.

Laundry chutes are accessed at each upper floor through hinged metal doors. These doors are typically fire-rated at 90-120 minutes, depending on local codes. They may have other fire suppression features, such as sprinklers at each floor level.

Chutes also have child-safe latches to prevent accidental opening. Doors are self-closing and openings are commonly limited to 18”. All door heights and hardware must be ADA compliant.

Clearly the maintenance and inspection of linen chute systems are important. If you have maintenance questions, repair needs, or concerns about compliance inspections, a good place to start is your facility services team. They may provide this service or can refer you to a reliable source.

Regular cleaning of linen chutes is also essential to maintain hygiene and a good working condition. Even if your system has an internal self-cleaning function, the exterior doors, hardware, and hopper require supplemental cleaning to stop contamination and prevent corrosion.

Linen chutes may appear similar to ventilation shafts but they are typically made of a thicker gauge sheet metal to withstand the weight of heavy linen, which may also be wet. There are other structural elements to account for the heavy load, such as deceleration tracks, braces, and reinforcement at impact points.

Constructed of stainless steel or aluminized steel, long shafts are welded together. The interiors are smooth and fitted to prevent damage to falling linen. Noise dampeners are also employed to reduce banging and ringing sounds. Rooftop exhaust ports are also essential.

While basic in appearance, there are many components that require professional expertise in the construction, custom fabrication, and installation of linen chutes. Incorporating them into existing facilities demands knowledge of commercial construction methods and practices.

Linen chute manufacturers may offer installation but can be unfamiliar with building construction challenges. Chute projects often fall below the minimum threshold required to interest a large construction company. Therefore, the ideal sweet spot for linen chute installation is a small construction company with the industry expertise and flexibility to meet your needs.

A company such as Omnia Pacific Construction is ideally suited to install your linen chute system in California. With decades of experience in the commercial space, they have worked with assisted living facilities, multifamily apartments, hotels, and industrial warehouses to bring convenient and cost-effective upgrades to their facilities. Call 800-974-4515 today to find out what they can do for your property.

As the pandemic eases, construction costs are rising across the commercial sector. There are several uncharted factors impacting these market forces. However, even with the increases, demand is expected to rise as retail, offices, medical facilities, industrial properties, and multifamily businesses re-enter sectors of the economy they have put off during the last eighteen months.

Commercial real estate inventory, demand, cost of building materials, supply chain disruptions, interest rates, labor shortages, and the pandemic are heavy influences of current pricing trends. Federal infrastructure spending in the near future is expected to squeeze resources further. You may continue to see construction costs rise or at the very least remain unstable for the next year or two.

Let’s just look at one building material – lumber – perhaps the single most important building supply. Since the start of the pandemic the price of lumber has fluctuated greatly. The unit price for a thousand board feet of lumber reached a low of $258 in April 2020, and then staggered its way to a record high of $1670 in May 2021. This was an increase of nearly 650%. It fell steadily since then to the mid-$400s in August 2021, but climbed to over $600 in September. Many analysts put the price in the pre-pandemic range of $350 in the months ahead, but it is really anyone’s guess.

Other costs have risen substantially in year-over-year comparisons based on the producer price index (PPI) for new nonresidential building construction. These are the year-over-year percentage rate increases for common building materials:

Despite increases in material costs, orders are rising. As material costs reach double digits, the costs for new construction are still tempered with moderate single digit increases. Here are the PPI increases for new buildings:

These increases impact construction costs, but more importantly, the volatility is changing the construction bidding process. Bid prices are guaranteed for much shorter time periods, requiring quicker decision making. This is expected to continue as long as the price of materials continues to fluctuate unpredictably.

Scheduling also becomes challenging. The bid process may require shorter lead times, while material back-orders extend schedules. Pre-ordering and securing construction materials may become necessary to meet deadlines.

Building supply costs are just one price consideration in the overall cost of construction. Another refrain from construction companies is the shortage of skilled and unskilled labor. As unemployment benefits begin to run out, the labor supply is expected to increase. While this may have some impact, wages are also expected to increase as the labor supply struggles to meet demand.

The pandemic has also impacted the labor market in extraordinary ways. Health and safety rules have limited the number of people allowed on a job site or within a confined work area. Work reductions in government offices have slowed the rate of inspections and permit approvals.

Interest rates have remained the one constant. And while historically low rates will eventually rise, they are expected to do so at a slow rate. However, commercial financing and construction loans are not just based on interest rates. In recent years the architecture of these loans has changed significantly from long-term lending to shorter bridge loans throughout various phases of a project.

As construction booms and resources tighten, smaller projects may get pushed aside by large construction companies. Finding a smaller, yet experienced company may be the right answer for many. Omnia Pacific Construction, a Los Angeles based company specializing in retail and commercial projects, is seeing an uptick in small and mid-level construction. Space conversion, remodeling, and ADA remediation are popular requests.

Another area growing in popularity is space demising. As commercial properties evolve, many larger spaces are looking to demise rooms into smaller, multiple rental units. These projects are perfect for a small construction company, as they require industry experience and expertise but are often too small for the bigger firms.

It is clear that commercial construction is entering a new phase. As labor and supply resources tighten in the months ahead, finding the right construction resources might be essential to complete your project in a timely and cost-effective manner. Tapping into new sources might pleasantly surprise you with the best possible outcome.

Sources:

Construction Material Costs Overall Continue Rise, While Lumber Drops; Floor Daily
https://www.floordaily.net/flooring-news/construction-material-costs-overall-continue-rise-while-lumber-drops

Material Cost Escalation, Delays and COVID-19: Managing Risk in Challenging Times; JD Supra
https://www.jdsupra.com/legalnews/material-cost-escalation-delays-and-3911119

Covid to Impact Construction Claims Until at Least 2023; Pinsent Masons
https://www.pinsentmasons.com/out-law/analysis/covid-impact-construction-claims-2023

While there are always shifts and trends in the commercial property market, they usually happen gradually. Many predict that the retail and commercial real estate markets are on the verge of their most disruptive transitions in recent memory. Questions still linger as to which direction these retail conversions, shopping center makeovers, and office conversions will take.

The ascent of e-commerce shopping and shifts in consumer shopping habits were occurring for more than a decade. The pandemic forced rapid widespread acceptance of online shopping for millions who may have otherwise taken years to adapt, if at all. It is too early to tell if these unnatural shifts in habits will continue in the long run.

Subsequently, the boom in e-commerce led to a near immediate demand for last mile distribution centers. Big box retailers with large spaces, empty stores, and vacant parking lots were an easy match to fill the need. Some converted to mini-distribution centers almost overnight.

The conversion of retail shopping centers had begun long before the pandemic. The descent of former powerhouse retailers such as Sears and JC Penney signaled a decline in brick-and-mortar retail and prompted industry speculation about other uses for these large spaces. Indoor shopping malls also waned and were joined into the conversation.

The requirements for last-mile distribution centers are much in line with those of retail stores. The proximity to population centers, transportation corridors, and large open spaces make them compatible conversions.

Some indoor shopping mall spaces are being converted into high-end, creative office spaces. The open floorplan of tech work environments and the rise of co-work offices have opened the door for many of these types of conversions.

Vacant office spaces are also being converted into co-workspaces to meet the demands of shifting work habits. With many office jobs shifting to remote or hybrid roles, the demand for individual office space is expected to decline dramatically. Shared workspaces and short-term office rentals may be viable solutions for underutilized office buildings.

The demand for medical offices is also on the rise. Depending on the practice and on-site services provided, these are conversions that can work well for strip malls, shopping centers, and office buildings.

One of the reasons for the wide range of medical facility conversions is that the category covers a variety of business types. Medical specialists, dental offices, lab services, physical therapy, urgent care centers, and even veterinary care are the types of businesses that have taken up occupancy in converted spaces.

While these are the typical conversions taking place in retail and office spaces, other transformations are also reshaping the commercial landscape. Concert venues, childcare centers, food halls, and experiential retail have all moved into converted spaces.

Historic architecture has found new life as multifamily and mixed-use properties. Developers have also seen that blending residential with retail has proven to be very successful, finding cross-over compatibility, especially with high-end, open-air environments.

Besides their proximity to large population centers, retail spaces have other characteristics that make them suitable for conversion. They generally have ample parking and the buildings are structurally capable of conversion, which makes them efficient to transform to other uses.

Converting an unused space to a business that benefits the community will generally garner public support. Repurposing is also environmentally friendly. Construction costs and build time are significantly lower for conversions versus starting from the ground up.

As the commercial landscape shifts, retail, office, and other commercial spaces will need to consider these types of solutions for maintaining occupancy into the future.

Source: Omnia Pacific Construction, a division of CAM Property Services, is a construction company that specializes in revitalizing retail and commercial centers throughout Southern California.

In recent years, the popularity of electric bikes and electric scooters has grown exponentially, with more and more people opting for these convenient and eco-friendly modes of transportation. And it’s easy to see why — they offer a range of benefits, from reduced emissions to decreased travel time and increased affordability. As a result, they’re quickly becoming the transportation mode of choice for city dwellers and urban commuters, cementing them as a staple of modern life.

There is a catch, however. As with many lithium-ion battery products, e-bikes run the risk of catching fire or even exploding. The U.S. Consumer Product Safety Commission received reports of at least 208 micro-mobility fire or overheating incidents between January 2021 and November 2022.

So it’s clear that there’s some risk involved — a direct consequence of which is the recent rise in insurance costs for multifamily property owners. This has led to the outright ban of electronic bikes and scooters by many landlords, who would rather avoid the potential risk altogether.

But what if there’s a way to ensure your building can offer this vital amenity to would-be renters and residents for safely storing and charging their e-bikes without the worry of fires? Enter CAM Property Services. Our Property Pros can help protect your multifamily property and its residents from lithium-ion battery fires in one of two ways:

• We can retrofit your property to better defend against fires
• Or we can design a custom e-bike/e-scooter storage facility to house them safely

Let’s take a closer look at each service:

Retrofitting Your Property

Fire safety begins with ensuring that your building has the ability to prevent the spread of fires. This is where CAM’s construction company, Omnia Pacific, comes in. Retrofitting comes in two forms: encapsulating existing space and upgrading existing fire systems.

Omnia Pacific can encapsulate an existing bike storage area with cinder block, install e-charging hookups for e-bikes and e-scooters, and retrofit all fire suppression systems to ensure the building is fully compliant with all fire safety codes and regulations.

We offer a range of fire suppression systems, including fire sprinklers and fire alarms, which can be installed to ensure that your building is equipped to handle any potential fire outbreaks. This includes fire-resistant features such as doors, walls, and windows, which can significantly slow down the spread of fire. Our goal is to protect your property and residents while providing an important amenity in today’s modern world.

Building a Safe Storage Space

Omnia Pacific can create custom-built e-bike storage areas that prioritize safety and security. Our expert team utilizes fire-resistant materials such as concrete, steel, and brick, to ensure that your e-bike storage area is well-equipped to handle any potential fire outbreak. We also install top-of-the-line fire suppression systems, including fire sprinklers and smoke detectors, to provide an added layer of protection for your property.

In addition to using fire-resistant materials and fire suppression systems, our team pays close attention to ventilation and space when designing e-bike storage areas. Proper ventilation is critical in preventing the accumulation of combustible materials that can contribute to the spread of fire. Our team ensures that there is adequate space within the e-bike storage area to prevent clutter and maintain a safe environment. With CAM and Omnia Pacific, you can advertise and trust that your e-bike storage area is not only a secure and convenient amenity but also designed with safety as a top priority.

To learn more about how CAM can help, call (800) 576-3050 today.

Accelerate your Return-to-Office experience with these best practices and services from the Property Pros

Employees should feel confident in their return to a space that is not only aesthetically pleasing, but also safe. CAM advocates a proactive approach to address any potential concerns. Savvy building owners and managers emphasize cleanliness and hygiene to create an environment that not only looks immaculate, but also fosters health and wellness.