Perimeter Place : Multi-Tenant Office Building Upgrades Lights, Saves Money with Pay-As-You-Go Financing

The Problem

Perimeter Place, a multi-tenant office complex in Sandy Springs, GA was looking to lower its operational over-head costs. This office complex is single-metered and the property owners pay the utility bills as a service to the tenants. Perimeter Place is a property of the Perimeter Sarbin LLC, which owns and manages a portfolio of locations throughout the greater Atlanta area. With increasing energy prices on the horizon in the next few years, lowering utility costs with high-efficiency technology was strategic choice to save.

The Solution

Jackson Corporate Real Estate teamed up with Green Lumens, a provider of leading efficient lighting products and retrofit solutions to commercial and industrial property owners. Green Lumens had previously completed 4 LED upgrade projects with Perimeter Sarbin. These projects in the past had proven savings for the property owner, so they knew that a similar upgrade was a best option for Perimeter Place. Green Lumens’ embedded financing partner, SparkFund, enabled Perimeter Sarbin to finance the $147,000 project over 60 months with an operating lease structure. Upon completion in February of 2016, this project will save Perimeter Sarbin $61,923 annually along with preventing 11,000 pounds of carbon dioxide emissions each year.


Small business spotlight: Green Lumens LLC

Company: Green Lumens LLC

Location: Innovation Centre at Florida Atlantic University, 3731 FAU Blvd., Boca Raton

Service: Custom-designed, energy-efficient LED lighting solutions for high-profile commercial and industrial clients, including the Empire State Building, AOL Time Warner and Miami International Airport. By retrofitting lights to existing fixtures, Green Lumens aims to increase energy efficiency and lower operating expenses while reducing a client’s carbon footprint.

Years in business: 41/2 years in Boca Raton

Management team: Neil Glachman, chairman; Charlie Heinzelman, CEO; Peter Lande, regional vice president; Lonnie Chenkin, director of business development; and Patrick Heinzelman, national sales manager

​Revenues: 2010-2011: $0; 2012: $500,000; 2013: $1.15 million; 2014: $2 million; 2015 (projected): $10 million.

Employees: 12


2010-2011: Founder Neil Glachman traveled the world researching the market and developing a business plan.

2012: Lefrak Organization, one of the largest residential landowners in New York City, becomes a client.

2013: Nobu Restaurants contracts with Green Lumens to create an ambient lighting system for its upscale dining rooms. AOL Time Warner, Miami International Airport and the Miami-Dade Police Department become clients.

2014: Green Lumens designs a custom lighting system for the Empire State Building’s stairwells to conserve energy and reduce operating costs.

2015: Company headquarters move to the Innovation Centre at FAU. GreenLumens is featured in a Discovery Channel episode on innovative LED lighting.

Keys to success: Providing innovative, custom lighting systems to high-end clients to increase productivity and enhance aesthetics. Offering versatile designs for clients ranging from gourmet restaurants to shopping centers to government buildings. Promoting energy efficiency and sustainability through retrofit solutions. Maximizing a client’s return-on-investment by advocating utility company rebates and federal tax incentives.

Impact: Supporting environmental sensitivity and energy efficiency while reducing the client’s bottom line.

Strategy for next steps: Green Lumens has strategically expanded its management team to include seasoned sales and marketing professionals. The company’s objective is to scale the sales and business development team to 50 people and increase revenue to $40 million in the next two years. Green Lumens plans to open a New York office this year.

“I know the model that I’m building is the right model,” Glachman said. “It’s a market segment that needs us, and there are a lot of big players in that segment.”


Why startups are moving into Research Park at FAU

It’s gotten a little more crowded at Research Park at Florida Atlantic University.

More than twice as many people work on the park’s Boca Raton and Deerfield Beach campuses now compared to three years ago, said President and CEO Andrew Duffell.

Research Park is independent from FAU, but helps link its educational and research efforts with the private sector. It hosts 20 high-tech companies who employ more than 1,700 people as of December, up from 750 people in 2011, Duffell said.

“They range industry and revenue as well [as size],” he said. “It’s a big, diverse population.”

This week, 10-person LED lighting manufacturer Green Lumens moved to Research Park from its previous headquarters at Plumtree Centre in Boca Raton.

“The Park’s high-tech focus puts us right in the middle of a hotbed of talented companies and resources not available anywhere else in the area,” Green Lumens founder and chairman Neil Glachman said.

Nineteen of those 20 companies are in Boca Raton, with People’s Trust Insurance Company on the Deerfield Beach campus.

The firms range from a three-person startup to the rapidly growing electronic medical records firm Modernizing Medicine, which has more than 250 employees.

Other occupants include MobileHelp, an emergency response tech firm that is one of the 200 fastest-growing companies in the country, according to the Inc. 5000.

“We’ve got a company that does compliance testing for electronics equipment,” Duffell said. “We’ve got an aerospace company. We’ve got a pretty good concentration of healthcare IT, a lot of healthcare imaging and a publishing company.”

Companies tend to move to the park to be near talented FAU students, he said. For instance, Green Lumens is establishing a formal internship program designed to help the firm hire FAU students.

“One of the top reasons is always proximity and access to students — getting to know them, hiring them as interns, getting the cream of the crop before they even graduate,” Duffell said.

Research Park also encourages companies to work with FAU faculty researchers.

“The most important thing is an ability and a willingness to develop a very substantial relationship with the university,” he said. “They need to have that desire to continuously innovate and develop new products, not only with students but also for the faculty.”

Duffell hopes the park will continue to grow as its 15-year-old Technology Business Incubator creates a pipeline of growing startups who need more space.

Research Park is about 90 percent occupied, Duffell said. But there’s space available for lease and land to build on, both in Boca Raton and Deerfield Beach — so the park certainly isn’t done adding companies.

“We’re always looking for new ones,” he said.

LED manufacturer Green Lumens moves to FAU Research Park

Green Lumens, a manufacturer of commercial and industrial LED lighting products, has moved its headquarters to the Research Park at Florida Atlantic University in Boca Raton.

The company, with 10 employees, helps property owners reduce energy consumption and operating expenses. Green Lumen’s latest LED technology has been featured on Discovery Channel’s “Innovations” hosted by Ed Begley Jr.

Neil Glachman, founder and chairman of Green Lumens, said the company plans to work with FAU faculty on development projects and establish an internship program for FAU students.

Andrew Duffell, president and chief executive of the Research Park at Florida Atlantic University, said businesses find the Research Park’s relationship with the university to be a “distinct advantage.” or 561-243-6650

Green Lumens relocates headquarters to Research Park at Florida Atlantic University

Boca Raton, FL.–(BUSINESS WIRE) Green Lumens® LLC announced today the relocation of its corporate headquarters and research and development facility to the Research Park at Florida Atlantic University.

Green Lumens® is a designer and OEM manufacturer of high reliability commercial and industrial LED lighting products, providing turnkey retrofit solutions for property owners to reduce energy consumption and operating expenses, while benefiting the environment. The company’s latest breakthroughs in LED technology have been featured on Discovery Channel’s “Innovations” as well as episodes of “Innovations with Ed Begley Jr.”

“We selected the Research Park because of its synergy with FAU,” said Neil Glachman, founder & chairman of Green Lumens. “The Park’s high tech focus puts us right in the middle of a hotbed of talented companies and resources not available anywhere else in the area.  We are eager to work with FAU faculty on joint development projects, and we’re planning to establish a formal internship program for FAU students that will identify candidates who can become full time employees upon graduation.”

Andrew Duffell, president and CEO of the Research Park at Florida Atlantic University, has seen significant growth in the Park from technology companies. “Businesses in the Research Park find our unique relationship with FAU to be a distinct advantage,” said Duffell. “In addition to being the only established university research park in South Florida, we also have a high concentration of on-site investment capital and business infrastructure organizations.”

About Green Lumens:

Green Lumens LLC is an OEM Manufacturer of LED lighting products, providing a turnkey “Value Proposition” reducing operating expenses while benefitting the environment. Green Lumens® energy efficient LED lighting products are designed for safety, efficacy, and fiscal responsibility. We assist our clients in identifying and executing projects that improve cash flow, capture federal state and local incentives (where available), all while supporting corporate responsibility by reducing their overall carbon footprint.

About the Research Park at Florida Atlantic University:

Established in 1985, the 94-acre Research Park at Florida Atlantic University ( is home to 24 high tech, high wage companies and 5 support organizations.  In addition, the Research Park at Florida Atlantic University operates the premier Technology Business Incubator (TBI) in our region. The TBI is home to the New World Angels, a structured angel investor group and the Institute for the Commercialization of Public Research, a clearing house for Florida’s technology transfer offices and other publicly funded research institutes.

Contact Information:

For Research Park at Florida Atlantic University

Ambit Advertising and Public Relations
Kathy Koch, 954-568-2100 Ext. 101

For Green Lumens, LLC

CLC Enterprises Inc.
Carol Chenkin, 561-750-1500

Innovations with Ed Begley Jr. Announces New Episode Featuring Green Lumens®, LLC

Green Lumens® to be Featured on Discovery Channel’s “Innovations”- explores latest breakthroughs in LED energy saving solutions.

BOCA RATON, Fla., Jan. 21, 2015 /PRNewswire/ — Green Lumens® LLC will be featured in an upcoming episode of “Innovations with Ed Begley Jr.,” slated to premier January 23, 2015 at 7:30 am on Discovery Channel. Subsequent broadcasts of the Green Lumens “Innovations” episode will be rebroadcast in February and March 2015, with definitive dates and times to be announced soon.

In addition, the Green Lumens Innovations segment will also be featured on Fox News, and other well-known media channels throughout the year.

Hosted by award-winning actor Ed Begley Jr., “Innovations” is a popular television series geared toward educating the public on the latest breakthroughs in all areas of society. In the episode devoted to Green Lumens®, viewers will learn how the company is helping build and retrofit hundreds of thousands of commercial square feet of real estate per year with LED lighting, helping companies realize
energy and cost savings of more than 50 percent. Green Lumens® projects include office buildings, sports arenas, airports, restaurants, warehouses, schools, hospitals, residential complexes, shopping centers and big box retailers.

Neil Glachman, CEO and Founder of Green Lumens® stated: “Green Lumens® is honored and excited to participate in the educational series ‘Innovations’ hosted by renowned environmentalist and Emmy award winning actor Ed Begley Jr. Green Lumens® utilizes a turnkey customized approach to lighting and sustainability by designing, manufacturing, installing and maintaining light fixtures for commercial and industrial property owners throughout the United States.

“We provide a comprehensive approach to our customers’ LED needs. From the button in the elevator to the parking lot streetlights, Green Lumens® offers a cash flow positive solution to energy efficiency while minimizing environmental impact,” Glachman continued.

Green Lumens®, an OEM manufacturer of LED lighting products, is a proud partner in the U.S. Department of Energy’s Lighting Facts Program, a Con Edison “Green Team” partner, PEPCO marketing partner, as well as an Energy Star and Design Lights Consortium (DLC) manufacturer.

“Federal tax incentives and state-mandated benchmarks for energy reduction allow Green Lumens® to demonstrate savings of 60 to 80 percent of lighting-related energy usage,” says “Innovations” producer Robert Sikich. “We look forward to educating viewers on
their LED lighting solutions.”

About Green Lumens®: Green Lumens® LLC helps clients reduce energy and operational expenses by using energy and costefficient products. Their turnkey approach assists clients in creating, customizing, executing, and maintaining projects that improve cash flow, capture federal, state and local incentives, all while supporting corporate responsibility by eliminating mercury from the environment, and reducing their overall carbon footprint.

For more information, visit or call 1.800.458.6367
CONTACT: Carol Chenkin, CLC Enterprises, 561.750.1500 or

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Lighting Roundup


The Borough of Tarentum in Western Pennsylvania is converting 100 percent of its street lighting to LED Scalable Cobrahead fixtures with dimmable photocells. The retrofit of 430 streetlights (pictured) will save Tarentum approximately 66 percent in annual lighting energy and maintenance costs, equaling about $40,000 based on a $.10 kWh rate and 4,000 hours of operation a year. The borough used financing from GE Capital, with a lease-to-own arrangement that applies the city’s monthly street lighting savings of $3,200 toward its LED lighting purchase. Also, Tarentum was receiving frequent calls to respond to streetlight outages with resulting labor totaling $20,000 a year. The LED lights, with a 50,000-hour rated life, will help alleviate that expense.

New high-bandwidth LED lighting control using existing electrical and physical infrastructures, helps deploy digitally controllable LED lighting in any situation where re-wiring is not desirable or feasible, including historic buildings, in-ground systems, bridges, and monumental exteriors. The software employs high bandwidth, bi-directional, Ethernet speed data transmission. With the push of a button, the Massachusetts Department of Transportation can change the colors and intensity of the lights as well as display dynamic, color-changing light shows, while at the same time reducing energy consumption by more than 80 percent over the previously instalLED conventional lighting system.

China is rapidly phasing out the import and sale of general fluorescent lighting. Walmart previously implemented LED lighting technology in 100 stores and is now retrofitting an additional 40 stores across China. At the completion of the project, approximately half of all Walmart stores in China will be outfitted with LED lighting systems. The latest retrofit project is worth approximately $12 million. With the LED lighting, each Walmart store can cut its annual electricity consumption by around one million kWh, representing a savings of approximately 50 percent of electricity expenses on lighting.
The Iowa Public Employees’ Retirement System (IPERS) reduced its electrical load by 70 percent by installing LED luminaires. The installation helps IPERS meet both its short-term energy savings goals for its 43,000-sq-foot building, as well as position IPERS to achieve its long-term goal of operating as a net-zero energy building. Through integrated lighting and controls, IPERS experienced a $12,000 reduction in energy costs over the same three-month period from the previous year.

Large US Corporations Using LEDs Abroad


As more information about retrofits and LED light bulbs become available to consumers and businesses, the accompanying awareness is that there’s a lot of money to be saved in adopting the new technology. Big companies and consumers definitely have been paying attention. Consumers saw energy-efficient bulbs hit retail shelves at Best Buy with Edison- style Insignia bulbs, Home Depot and other big retailers along with color changing, remote controlled LED party lights.

We also saw major landmark buildings such as The London Tower Bridge and the NYC Helmsley Building retrofit their lighting systems to money-saving, long-lasting, LED lighting systems.
American businesses are taking note and starting to reap the money saving benefits abroad as well. Last month, Walmart Canada became the first large Canadian retailer to retrofit overhead sales floor lighting to LED. They expect to use 28% less energy for lighting by swapping close to 6,000 traditional 25-watt fluorescent high efficiency lamps to 18-watt LED lights at Brampton supercentre in Brampton, Ontario. The retailer estimates this small change could save approximately 283,000 kilo-watt hours (kWh) per year, which will results in a savings of up to $26,000 per year.
In addition to the direct savings from switching to LED lamps, the retailer will also benefit from reduced costs for air conditioning requirements, relamping, reballasting and recycling, and an improved shopping environment.

“Unlike traditional fluorescent lights, LED lights emit less heat, which allows us to reduce our air condition use at the store during the spring and summer,” says Ken Farrell, vice president of store development for Walmart Canada. “The new lights also provide a better shopping environment for our customers. Customers shopping at the Brampton North location will notice the store appears much brighter and with lighting that is closer to natural daylight, almost as if we’d installed skylights around the store.”

Walmart isn’t alone with its oversees retail lighting improvements – McDonald’s in Queensland, Australia at Arana Hills and Brookside have just signed up to haveLED lighting instal LED before Christmas, reducing energy costs by as much as 70 percent. They decided to retrofit these two other stores because of the success of one other McDonalds restaurant on the Gold Coast in Australia which has enjoyed LED lighting for the past two months, saving around $7000 a year off their electricity bill. There are 849 other McDonalds in Australia that may retrofit to LED lighting as well.
Managing Director of Lemnis Lighting Australia John Simpson, who has been in charge of these retrofits, claims, “Commercial lighting can be attributed to up to 25 per cent of a company’s total energy costs and these figures could be dramatically reduced if more people implemented the latest LED technology.”

Companies like Lemnis Lighting are offering retailers leasing options for businesses that cannot afford the upfront retrofitting costs. Of course if you are a retail giant like Walmart or McDonald’s and can easily afford the upfront expense then the long term savings benefit of a lighting retrofit is really a no-brainer.


LEDs Emerge as a Popular ‘Green’ Lighting


The lighting industry has finally come up with an energy-efficient replacement for the standard incandescent bulb that people actually seem to like: the LED bulb.

Although priced at around 20 times more than the old-fashioned incandescents, bulbs based on LEDs, or light-emitting diodes, last much longer and use far less electricity, a saving that homeowners are beginning to recognize. Prices for the bulbs are falling steadily as retailers like Home Depot and Lowe’s sell them aggressively and manufacturers improve the technology.

And because the light in LED bulbs comes from chips, companies have been able to develop software applications that let users control the bulbs, even change the color of the light, with tablets and smartphones. Apple sells a three-pack of such bulbs, made by Philips, with the hardware to operate them for about $200.

“You’re seeing all of your growth in the LED category,” said Brad Paulsen, a Home Depot merchant. “We absolutely expect LED technology in four or five years to be the most popular lighting technology that’s out there.”

Last year, LED sales, though small at about 3 percent of the residential market by some estimates, grew faster than those of any other lighting technology, according to retailers and analysts.

Among A-type bulbs, the most common, LEDs will outsell incandescents in North America in 2014, according to projections by IMS Research, an electronics research firm that is now part of IHS Inc. And LEDs will become the most popular A-type technology by 2016, with North American shipments reaching almost 370 million, a more than tenfold increase from the roughly 33 million shipped last year, the firm estimates.

Already at Philips, LEDs were responsible for 20 percent of lighting sales last year, according to Ed Crawford, general manager of the lamps division.

Incandescent bulbs, while cheap, are very inefficient, wasting most of their energy as heat as they pump electricity into filaments to make them glow. The government has been pushing consumers to other technologies for several years, in part by phasing out the manufacture or import of the least efficient bulbs.

The first big alternative to emerge, compact fluorescent bulbs, has left many consumers dissatisfied. The light quality is seen as harsher, the bulbs can be slow to warm up and difficult to dim, and they contain toxic materials.

LEDs are more expensive, but offer better light quality and more flexibility. And thanks to heavy marketing by retailers, customers are beginning to discover their appeal.

“The LED you buy, even though you pay even $25 or $30, it’ll last like nine or 10 years,” said Tariq Syed, a machinist at an electrical utility who was eyeing LEDs at the Home Depot in Vauxhall, N.J., on Thursday. “And environmentally, it’s safe, too.”

Bulb manufacturers are rushing into the market, sending prices falling. Home Depot sells some 40-watt-equivalent bulbs for about $10.

“Most of the manufacturers are moving toward new designs in solid state lighting, as are we,” said Jim Crowcroft, vice president for market development at TCP, a company based outside Cleveland that manufactures energy-efficient lighting under its own brand as well as the house brands of several mass retailers.

Although the company still sells far more compact fluorescent lights, growth in that business has slowed, while demand for LEDs is skyrocketing, he said. “In the long run, solid-state lighting is going to make a whole lot of sense for almost every lighting application.”

For the manufacturers, LEDs pose a new challenge. They offer higher profit margins, but because they can last for decades, people will be buying fewer bulbs — of any sort. The Energy Information Administration estimates that total light bulb sales will fall by almost 40 percent by 2015, to just under a billion from 1.52 billion bulbs, and continue their decline to about 530 million by 2035, with LEDs making up a steadily increasing portion of the market.

As a result, many companies are competing to establish themselves as popular brands.

“The company that can dominate will make a lot of money,” said Philip Smallwood, senior lighting market analyst at IMS Research. “So it’s a big push to get into it early.”

With demand growing for LEDs in other uses — like backlighted phone and computer screens, automotive lights and street lamps — manufacturers have been able to develop their technologies and benefit from economies of scale to help bring the price down, said Thomas J. Pincince, the chief executive of Digital Lumens, which sells LED systems to businesses.

In the commercial and industrial sector, use of LEDs is more common than in homes, analysts say, because companies are more likely to do the long-term cost-benefit analysis of buying lighting than homeowners, who are still largely driven by the upfront price.

Goldman Sachs estimates that in the residential sector, penetration of LEDs will rise from 3 percent last year to 16 percent in 2015, still lagging the commercial and industrial sector as well as outdoor applications like parking lots and billboards.

But as the cost of an LED approaches $10 — a tipping point that would speed mass adoption, according to Mr. Smallwood — retailers have been stepping up their efforts to market the lights, often with proprietary brands like Home Depot’s EcoSmart jostling for shelf space with established names like Philips and General Electric.

“One day I randomly walked into a Home Depot and thought, ‘LED — when did that happen?’ ” said Clayton Morris, 36, a host of “Fox & Friends Weekend,” who was buying the bulbs in Vauxhall as part of his project to slowly replace the incandescents in his Maplewood home. “It’s a hefty investment upfront,” he said, “but it just seemed like a great savings.”

At the same time, in an effort to transform light bulbs from a cheap, disposable product into something that consumers might show off to their friends, manufacturers have been adding functions that could ultimately fit into a larger home automation system. Often Bluetooth- or Wi-Fi-enabled , a new generation ofLED bulbs offers all manner of new remote controls and automatic responses. The Philips Hue, sold exclusively at Apple stores for the next month, can change colors along a broad spectrum and offers settings that can mimic sunrise in the morning or use a special “light recipe” intended to raise energy levels. The bulb has been a big hit, executives say, attracting a host of software developers who have created free apps for new features, like making it respond to voices or music. The bulb can also tie into the Nest thermostat, a so-called smart device from Apple alumni who helped develop the iPod, that learns consumer heating and cooling patterns and adjusts to them automatically.

“For me, it was, ‘Wow, this is really cool, this is piece of futuristic technology that I could have,’ ” said Jonathan Crosby, 25, who works at an Apple store in the Bay Area and learned about the Hue because of all the customers asking about it. He bought starter kits for himself and an uncle, purchases he might not have made without the hefty employee discount.

The bulbs, he said, offer a hint of the lifestyle of people like Bill Gates of Microsoft, who lives in a house loaded with high-tech conveniences. “It’s amazing, like the futuristic Bill Gates is now me,” Mr. Crosby said.

The LED Revolution


Q: I have heard that there are tremen­dous savings available in operating costs by switching to LED lighting, and that the payback period is short. What are your recommendations for commercial LEDlighting?

A: While LED lighting has been with us over a decade, it’s widespread use in com­mercial applications is a relatively recent development. But there have been vast improvements in LED fixtures and retro-fit applications. Today’s LED fixtures have a high light output (lumens), use less power (wattage), have a higher efficiency (lumens/watt) as well as a much-expand­ed color range (Kelvin temperature) than yesterday’s fixtures. Many are also dim­mable. Because of this, LED bulbs are now one of the most cost-effective ways to save energy and money because they use as much as 80% less power. And de­pending on the application, the payback period can be amazingly short.

Since you are trading immediately low­ered operating costs for the retro-fit cost, the more often you operate your lighting, the faster the payback. The “low hang­ing fruit” for a retro-fit is any lighting that is operated continuously, such as lighting in a hospital, or for long periods of time, such as in a lobby or an airport parking lot. I have seen energy audits that demonstrate a payback in less than two years for ap­plications with this type of use.
Another advantage to LED lighting is maintenance. Because an LED light source is nowhere near as bright as an incandescent source, LED lights must be clustered to increase the lumens. On a practical level, this means that even if sev­eral of the LED elements fail, it will barely reduce the output of the individual fixture.

If you are considering an LED light­ing retro-fit, I recommend that you start with an energy audit, which will show what you are spending and what you will save. Secondly, I highly recommend an in-place testing of the fixtures that you are considering. All LED fixtures are not created equal, and especially for critical operations, you want to make sure that the lumens and color are what you expect them to be. And finally, investi­gate and compare the costs of the instal­lation. There are third-party leasing and financing arrangements that will allow you to retro-fit with a zero up-front cost, paid monthly through your savings in energy consumption.

Lighting is a very large percent­age of commercial energy consumption, typically 25% for many companies, and this can be substantially higher for of­fice or hospital use. So energy savings are significant. In addition, there are the added benefits of light control and color, reduction of maintenance, reduction of air-conditioning costs (lower heat load), possible tax benefits, and of course, contributing our part to saving the en­vironment. I believe that LED lighting will increasingly be specified for new construction, and that incandescent and fluorescent lighting will eventually be­come an outmoded technology of the past. With the proper audit, recommenda­tions, and testing, the well-demonstrated savings are absolutely available to your company today.

David G. Hunt, MCR, CCIM, SIOR is president of Hunt Corporate Services, Inc. and Hunt Construction Services, Inc., Plainview, N.Y.