green operation & maintenance manual

Green Operations & Maintenance Manual for The Plaza Apartments

Best Practices for a Healthy and High-Performance Building

Green Operations & Maintenance Manual for The Plaza Apartments

Best Practices for a Healthy and High-Performance Building

The parties involved in the funding or creation of this manual make no representations or warranties with respect to the contents and specifically disclaim any implied warranties or fitness for any particular purpose. No endorsement of named products is intended, nor is criticism implied of products that are not mentioned. Enterprise reserves the right to revise this manual without obligation to notify any person of such revision.

Prepared by M. Landman Communications & Consulting (www.mlandman.com) on behalf of Enterprise Community Partners for the Public Initiatives Development Corporation and the Green Communities Initiative

May 2006

Green Operations and Maintenance 2 The Plaza Apartments

http://www.mlandman.com/

Green Operations & Maintenance Manual for The Plaza Apartments Best Practices for a Healthy and High-Performance Building

TABLE OF CONTENTS

Acknowledgements

Introduction

I. Green Operations and Maintenance Guidelines…………………… 9

A. Indoor Air Quality Management ……………………………..9

B. Green and Healthy Housekeeping ……………………………12

Cleaning Procedures Low-Toxic Cleaning Products Storage and Disposal of Cleaning Products Disposable Janitorial Supplies Housekeeping Equipment

C. Indoor Pest Prevention and Control …………………………..18

Integrated Pest Management Pest Prevention Tips Pest Management Protocols Bed Bug Prevention and Control

D. Waste Reduction and Recycling …………………………….. 21

Waste Prevention Weekly Recycling Program Building Rehabilitation / Renovation Waste Management Hazardous Waste Disposal

E. Energy and Water Conservation ………………………………26

Energy Efficiency Strategies Water-Saving Strategies

F. Green Groundskeeping ………………………………………..33

Irrigation Plantings Integrated Pest Management Stormwater Filtration Exterior Lighting


II. Green Materials and Systems at The Plaza Apartments ………… 35

A. List of Green Components ……………………………………35

Systems and Equipment Exterior Materials Interior Materials, Finishes and Furnishings

B. Green Product Summaries with Maintenance Guidelines…….40

Roof Coating Linoleum Flooring Bamboo Flooring

Appendix ………………………………………………………………… 49

The Plaza Apartments Project design team directory Mechanical Filter Replacement Schedule for The Plaza Apartments Lighting Maintenance and Lamp Schedule for The Plaza Apartments from Architectural

Lighting Design (with supplemental notes) Linoleum (Marmoleum) Maintenance Guide from Forbo Integrated Pest Management (IPM) Training Manual from SF Environment Reduced-Risk Pesticide List (2006) from the City and County of San Francisco Recycling Collection poster/sheet from the City and County of San Francisco Hazardous Wastes information sheet from SF Environment Fluorescent Lamp Recycling brochure from SF Environment Public Transit Information and Map Resources for More Information


ACKNOWLEDGEMENTS

We would like to thank the following individuals who provided information and assistance during the development of this manual:

Erin Carson, senior project manager with the Public Initiatives Development Corporation (PIDC is the managing general partner of Plaza Apartments Associates, L.P.)

Ron Bowen, Keith Weber, Robert H. DeHart and Ned York of The John Stewart Company, the property management team for The Plaza Apartments

Roberto Sheinberg, project architect with Leddy Maytum Stacy Architects Alicia Culver of EnviroSpec Rob Rich and Anne Romero from the San Francisco Mayor’s Office of Housing Walker Wells of Global Green USA

We greatly appreciate their input and involvement.

Miriam Landman, M. Landman Communications & Consulting Rose Cade, Enterprise Community Partners Dana Bourland, Enterprise Community Partners


INTRODUCTION

The Plaza Apartments and Green Communities

The Plaza Apartments are located at 988 Howard Street in San Francisco. The nine-story, 65,000-square-foot building contains 106 studio units providing housing for formerly homeless individuals. It also features community space, social services offices, a performing arts theater and ground-floor retail. The Public Initiatives Development Corporation, a wholly owned subsidiary of the San Francisco Redevelopment Agency (SFRA), developed The Plaza Apartments and is the managing general partner of Plaza Apartments Associates, L.P. Construction of the building was completed in December 2005. The building replaces the original Plaza Hotel, which had been located at the same site.

One of the project’s chief long-term goals is to provide a comfortable, attractive and healthy environment for the residents, many of whom have challenged immune systems or disabilities. The use of nontoxic building materials, good ventilation and other measures to improve indoor air quality help protect the health, well-being and comfort of the building’s residents, staff and visitors. Another goal was energy and resource efficiency, which was achieved through the use of high-efficiency systems and equipment as well as durable and easily maintained materials. These strategies help lower the building’s operating costs and reduce waste.

Enterprise Community Investment provided equity through the Low-Income Housing Tax Credit (LIHTC) program for the project. Enterprise provided technical assistance for the project’s green design and materials through Green Communities. Green Communities is a partnership between Enterprise and the Natural Resources Defense Council to support the development of more than 8,500 green rental and forsale homes for individuals and families with low-incomes that promote health, conserve energy and natural resources, and enhance access to jobs, schools, and services. Green Communities has committed significant resources to provide developers and investors with the technical assistance, financing, tax credit equity, and advocacy to be successful with green affordable housing development.

In mid-2005 when construction was underway, San Francisco Mayor Gavin Newsom announced that the City and County of San Francisco would in the future apply green guidelines to all of the city’s affordable housing projects. As part of Enterprise’s national Green Communities program, the Mayor’s Office of Housing, the SFRA and Enterprise created the first citywide Green Communities Collaborative for local affordable housing developers and project teams. As the city’s most sustainably designed affordable housing project to date, The Plaza Apartments serves as a model for the San Francisco Green Communities projects currently being designed.

Soon after the design of The Plaza Apartments was completed, Enterprise developed its Green Communities Criteria, and the SFRA developed its Sustainable Design and Construction Guidelines. One of the SFRA’s key goals is for all of its future projects to meet the standards for certification under the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) standards, a nationally recognized green-building rating system. The Plaza Apartments were designed to LEED standards, and, even though LEED certification is not required, the project team plans to apply for certification.

An online tour of the building is available at VirtuallyGreen.com and a case study on The Plaza can be found under the Green Housing section of the Affordable Housing Design Advisor at designadvisor.org. The project’s green design strategies are summarized on its LEED Scorecard, which outlines green strategies within the categories of Sustainable Sites, Water Efficiency, Energy & Atmosphere, Materials & Resources, Indoor Environmental Quality, and Innovations. The scorecard is available from the PIDC. Green design strategies and their environmental and social benefits are described in detail in many documents, including the LEED rating systems, SFRA’s Sustainable Design and Construction Guidelines, the Multifamily Green Building Guidelines published by the Alameda County Waste Management Authority, and Global Green USA’s report A Blueprint for Greening Affordable Housing. These and other documents are listed in the Appendix under the heading Resources for More Information.


The Purpose and Organization of This Manual

A building that is designed and built using green strategies, materials and systems can only be a truly green building if it is also operated and maintained using green products and procedures. A building’s energy and water efficiency, indoor air quality, durability and resource efficiency are determined as much by its operation and maintenance as its design. Furthermore, the cost of operations and maintenance (O&M) over a building’s lifetime far exceeds the building’s initial construction cost, so reducing O&M costs can lead to substantial savings for building owners. Clearly, O&M has substantial implications for the health and safety of a building’s residents, the building’s environmental impacts and its financial performance.

This manual should serve as a standard reference guide for The Plaza Apartments’ property management and maintenance staff as well as the PIDC. We hope that its recommendations will be incorporated into the standard policies, procedures and practices of the building’s property management and its contracts with maintenance companies and vendors. We also hope that this manual will be used as a customizable model for use on Green Communities multi-family developments.

While some of the best practice recommendations provided in this manual may seem to be basic common sense, many of them are not yet part of standard practice. Likewise, while some green materials and components require no maintenance at all, or their maintenance is the same as it would be for their conventional counterparts, other green components do require the use of different maintenance procedures or products.

Part I provides some general guidelines for best-practice building operations and maintenance procedures in the areas of indoor air quality management, green and healthy housekeeping, indoor pest prevention and control, waste reduction and recycling, energy and water conservation, and green groundskeeping.

Part II lists the green materials, finishes and systems used in The Plaza Apartments and highlights a few of the components that property management and maintenance staff might not have worked with before, since they are not yet commonly used in most buildings. The highlighted product summaries list the products’ green attributes and manufacturer and supplier information, and offer guidance on installation, care, maintenance, replacement, disposal and recycling of products.

The Appendix includes various reference documents that provide more in-depth guidelines on various topics, such as green cleaning standards and certified cleaning products, integrated pest management guidelines, public transit information and other useful resources.

The manual does not provide comprehensive information on all systems and materials used in the project. Management and maintenance staff should also refer to the manufacturer and product information provided by the general contractor, including owner’s and operating manuals, product specifications and warranty information, preventive maintenance schedules for routine pre- and post-warranty maintenance, and as-built drawings. The green recommendations in this manual should also be integrated into any existing property management manuals, building maintenance manuals and other key reference documents for this project.

Lastly, please bear in mind that this manual serves as only one part of a comprehensive green O&M plan and program that should be established for the project. To implement a successful green O&M program, the manual must be used in conjunction with other strategies and activities, such as:

On-site trainings for staff and residents to ensure best practices are understood and carried out. This manual can be used to help guide the training curriculum. Have knowledgeable staff and residents educate new staff and residents. Also, consider developing incentive programs to encourage the proper implementation of best practices.

Signage where it would provide reminders or clarification on specific green practices, maintenance products to use or avoid, or special settings for equipment. Whether permanent or temporary, the signage should be made from green materials, e.g., non-PVC, recycledcontent materials with low-toxic adhesives.


Green procurement/purchasing policies and service contracts for vendors/suppliers of

cleaning supplies, paper goods, fluorescent lamps, paint and adhesives. Ongoing monitoring and commissioning of all building systems and adjustment of settings

and controls to ensure systems are operating as intended and at optimized efficiency.

We recommend that a member of the on-site management staff be designated as the point person in charge of monitoring and coordinating all of the building’s green operations and maintenance activities.


I. Green Operations and Maintenance Guidelines

This part of the manual provides guidelines for building operations and maintenance procedures that will contribute both to maintaining the health, safety and comfort of building residents and to protecting the environment. The following section covers indoor air quality management, green and healthy housekeeping, indoor pest prevention and control, waste reduction and recycling, energy and water conservation, and green groundskeeping procedures.

Preventive maintenance procedures play a central role in these guidelines. Keeping a building’s systems and materials optimized and functioning as they were designed to function extends their useful life and is the most effective and economical way to keep a building environment healthy and resource efficient. Such maintenance strategies prevent the need for premature replacement or repairs, thereby saving money and time, reducing waste of materials and energy, and reducing disruption to building residents.

A. Indoor Air Quality Management

The EPA ranks indoor air pollution among the top five environmental risks to public health. Indoor air pollution can come from many sources, including offgassing from building materials, finishes and furnishings (such as paints, adhesives, flooring and carpeting, upholstery, and pressed wood products such as particleboard and medium-density fiberboard); cleaning products and solvents; cigarette smoke; combustion from fuel-fired appliances and equipment; water leaks and moisture intrusion or accumulation; outdoor air pollution (e.g., automobile exhaust); pests such as cockroaches; pesticides; and—ironically— even some types of “air fresheners.” Indoor pollution problems are also often caused by or exacerbated by inadequate ventilation. Indoor pollutants include volatile organic compounds (VOCs) such as formaldehyde, benzene, xylene and toluene (all known, probable or suspected carcinogens that contribute to outdoor smog as well as indoor air pollution); carbon monoxide; dust and particulates; and mold and mildew. Some pollutants produce noxious odors, whereas others have no odor.

Indoor air is often considerably worse to breathe than outdoor air. Poor indoor air quality (IAQ) is associated with a wide variety of health problems, from headaches and allergic reactions to asthma attacks and other respiratory problems, to life-threatening illnesses such as Legionnaire’s disease. When repeatedly exposed over time to certain VOCs (such as formaldehyde), some people can develop heightened sensitivities to those chemicals.

Preventing IAQ problems by proper source reduction (i.e., pollution prevention) and by keeping all building materials clean and dry are the best ways to protect the health and well-being of the building’s occupants. These measures are much easier than trying to correct IAQ problems after they have developed.

The following are some basic strategies for safeguarding indoor air quality:

Selection of less-toxic materials and products: Use nontoxic or low-toxic cleaning products; zero-VOC or low-VOC paints, finishes, adhesives, caulks and carpet; and formaldehyde-free wood products. Groups such as Green Seal, Greenguard and Scientific Certification Systems (SCS) verify manufacturer claims that a product is low-emitting and certify products. See the following sections on housekeeping, indoor pest prevention and green groundskeeping for additional guidelines on toxics reduction. Also, refer to the relevant materials sections in Part II and the resource links provided below.

Entryway cleaning: Regularly clean out the entryway grates and sweep and mop the interior and exterior entryway mats, hallways and walkways to reduce the amount of dirt, dust, pollen and other particles and contaminants entering the building. Provide mats inside the entryways as well as outside the doors. Make sure mats are long enough to accommodate two full walking strides.


Smoking control: Enforce the building’s smoking policy. Do not allow residents, staff orvisitors to smoke in any of the common areas or outside near the building’s entryways, windows or air intakes.

Moisture control: If conditions are very humid, run fans or dehumidifiers. Fix water leaks and intrusions, mop up standing water and immediately dry any building materials that get wet to prevent mold, mildew and bacterial growth. Make sure that heating, ventilating and air conditioning (HVAC) components are not exposed to standing water or leaks, as biocontaminants can spread through the building through HVAC ducts. If carpets or other absorptive materials have been soaked for more than 24 hours, they will usually need to be removed and replaced. Do not install porous or absorbent materials (e.g., carpet, upholstery, pressed board products) in areas that are exposed to a lot of moisture—for example, use metal shelving rather than pressed board shelving in janitors’ closets.

Mold control: If you see discoloration (mold can be white, orange, green, brown or black) on surfaces; observe cracked or discolored grout, drywall or other building materials; and/or smell a musty odor, this may indicate a mold or mildew problem. Disinfect and dry all moldy areas immediately—mold grows and spreads quickly. If porous building materials are moldy (e.g., drywall, carpeting), remove them. Be sure to wear high-quality respiratory equipment and gloves, provide continuous and controlled ventilation (preferably with slight negative pressure in the contaminated area to bring clean air in) and put the contaminated materials in sealed bags before leaving the work area. If the mold problem appears to be serious, hire mold remediation specialists to assess and remediate the problem. Guides on mold control are cited in the links below.

Carpet cleaning: Carpet acts as a haven for dirt, bacteria and mold. Vacuum carpets regularly, preferably using a vacuum with a high-efficiency particulate air (HEPA) filter. When cleaning carpets, use a non-chemical, low-water process, and use fans afterward to dry the carpeting quickly. Also, carpets should never be installed in kitchens, bathrooms, laundry rooms or other high-moisture areas.

HVAC/duct maintenance: Perform routine system maintenance, filter replacement and ductcleaning throughout the building. (See the Energy and Water Conservation chapter of thismanual.)

Ventilation system: This building has automatic continuous-ventilation fans and vents in all resident units. Regularly check and maintain the building’s ventilation system to make sure it is working properly and meeting airflow specifications to deliver enough outside air to all areas of the building. Any toxic chemical products and supplies should be stored in a room that has negative pressure and that is vented directly to the outside. And all gas appliances (including furnace, clothes dryers, water heaters, etc.) must also be properly ventilated to the outside.

Natural ventilation: Open windows from time to time to get some outside air flowing through the rooms. When doing repairs, cleaning or installations that might involve any noxious chemicals or offgassing (including painting, gluing or applying finishes) or bringing new furniture into the building, open nearby windows during the work and leave them open for at least several hours after the work is complete.

Repair/rehab work: When preparing to do any rehab work or major cleaning, maintenance or repair projects inside the building, refer to Chapter 3 of IAQ Guidelines for Occupied Buildings Under Construction from the Sheet Metal and Air Conditioning Contractors’ National Association (SMACNA) (see the website reference below) for instructions on protecting ducts, containing dust and mitigating other IAQ risks. If possible, isolate the part of the HVAC system serving the work areas from the rest of the system. Inform building occupants about any work that may affect their health or comfort, and provide respiratory equipment if needed. Note that carpet removal can release a lot of dust, mold and allergens into the air.

If residents and occupants develop health problems—especially chronic respiratory problems— characterized by similar symptoms, bring in an IAQ specialist to do a thorough investigation and building assessment.


For more information on protecting indoor air quality, refer to:

U.S. EPA’s Indoor Air Quality information: www.epa.gov/iaq/index.html American Lung Association’s Health House information: www.healthhouse.org/index.asp Building Air Quality: A Guide for Building Owners and Facility Managers, EPA Reference 402-

F-91-102, EPA/NIST, December 1991: www.epa.gov/iaq/largebldgs/graphics/iaq.pdf or www.epa.gov/iaq/largebldgs/baqtoc.html .

Chapter 3 of IAQ Guidelines for Occupied Buildings Under Construction (1995) from the Sheet

Metal and Air Conditioning Contractors’ National Association (SMACNA): www.smacna.org/bookstore/

California High Performance Schools (CHPS) Low-Emitting Materials criteria, List of Compliant Products: www.chps.net/manual/lem_table.htm

A Brief Guide to Mold, Moisture, and Your Home, EPA: www.epa.gov/iaq/molds/moldguide.html “Mold in My Home: What Do I Do?”, California Department of Health Services Indoor Air

Quality Fact Sheet, 2001: www.cal-iaq.org/mold0107.htm


http://www.cal-iaq.org/mold0107.htm

http://www.epa.gov/iaq/molds/moldguide.html

http://www.chps.net/manual/lem_table.htm

http://www.smacna.org/bookstore/

http://www.epa.gov/iaq/largebldgs/baqtoc.html./

http://www.epa.gov/iaq/largebldgs/graphics/iaq.pdf/

http://www.healthhouse.org/index.asp/

http://www.epa.gov/iaq/index.html

B. Green and Healthy Housekeeping

This section contains information on efficient and healthy cleaning procedures and techniques, housekeeping equipment, low-toxic cleaning products, storage and disposal of cleaning products, and purchasing criteria for disposable janitorial supplies. These recommendations should be reviewed and incorporated into the building management’s official policies and contracts so that both in-house staff and outside contractors will comply with these practices.

Conduct periodic training sessions for all custodial staff to inform them about the hazards, use, maintenance and disposal of cleaning chemicals and packaging as well as this building’s green housekeeping and low-toxic cleaning practices. Provide trainings as often as necessary to account for personnel turnover. If it’s an option, have product supplier representatives come in to give trainings on the use of their particular low-toxic products. Get feedback from custodial staff on their experiences with using new products and adjust products or practices as necessary.

Also, offer informational sessions for residents on how to use green and healthy cleaning practices in their studio apartments. See the residents’ Healthy Home Guide for ideas on topics to cover.

Cleaning Procedures

The following strategies and techniques help conserve materials or protect the health of custodial workers and the building’s occupants.

When using cleaning products, use the least amount necessary to do the job. Often a slightamount of “elbow grease” or use of the right equipment (e.g., microfiber cloths) can reducethe amount of cleaning product that is needed. For dusting, using a damp mop or damp clothrather than a solvent treatment is usually adequate.

Use only as much water as necessary. After cleaning any surface, wipe up any residue or excess moisture. Vacuum the entryway grates and mats frequently. Most contaminants and particulates are

brought into a building through its entryways. Periodically clean underneath the mats as well. Consider ordering concentrated products to reduce packaging and chemical consumption. If

concentrated products are used, use portion control devices—such as mechanical dispensers and appropriate dilution systems—to minimize worker contact with and exposure to toxic or hazardous chemicals. Make sure concentrated products are mixed according to instructions to avoid the use of dangerous or ineffective concentrations. The manufacturer should provide training or information on the proper dilution of its product.

Do not mix multiple products. Some products can produce poisonous gases when combined. Janitor closets should contain safety gear, including eye protection, dust masks, respiratory

masks, gloves and a first aid kit. Follow all cleaning/chemical handling instructions and safety precautions. Use protective gear

when it’s called for or when there is any risk of exposure to toxins. Avoid the use of aerosols and spray products as much as possible. When a spray bottle is

used, select a coarse spray or stream setting rather than a fine mist setting. Mists spread vapors across a larger area.

Adequately ventilate areas that are being cleaned and notify building occupants of any majorcleaning or maintenance activities that could affect their health (e.g., floor stripping orcoating) before such activities are carried out.


Low-Toxic Cleaning Products

This section offers some criteria for selecting low-toxic cleaning products, a list of products and ingredients to avoid, information on certified green cleaning products, and suggestions on products and ingredients to consider using.

While the cleaning process and products can help remove harmful contaminants such as mold, bacteria and particulates, many conventional cleaning products can also cause health problems. The use of cleaning products that are toxic is especially problematic for individuals who have pre-existing health conditions such as asthma or allergies or who have chemical sensitivities or compromised immune systems. Some cleaning products can cause headaches, dizziness, skin irritation, respiratory irritation and asthma, eye irritation or worse; some contain cancer-causing substances, reproductive toxins, central nervous system toxins and endocrine system/hormone disruptors. A study in the January 2001 American Journal of Industrial Medicine found that California janitorial workers experience the highest rates of occupational asthma, more than twice the rate for any other occupation. Some cleaning products also contain substances that are toxic to aquatic life and other species and can contribute to smog production. The types of cleaning products that are most often toxic include disinfectants, graffiti remover, drain cleaner, toilet bowl cleaner, chlorinated scouring powder, carpet and upholstery shampoo, mold and mildew cleaner, furniture and floor polish, and oven cleaner, among others.

An increasing number of nontoxic cleaning products are now on the market, and many of them are just as effective as more conventional products. When selecting cleaning products, look for products that are labeled “low VOC” or “zero VOC,” “nontoxic” and “biodegradable.” Also, look for the following attributes:

Water-based and/or plant-based rather than petroleum-based solvents A neutral or mild pH (closer to 7 than to 0 or 14) to avoid high acidity or alkalinity Less than 10 percent VOC concentration by weight when diluted; or less than 1 percent by

weight for general purpose cleaners (per Green Seal); or less than 25 grams of VOC per liter of cleaning solvent (per the South Coast Air Quality Management District)

Concentrated (for less packaging) Can be diluted in cold water Readily biodegradable (60 percent to 70 percent biodegradable within 28 days) Unscented (some people are allergic to certain fragrances) Recycled-content container/packaging and/or minimal packaging Recyclable packaging or reusable or returnable/refillable container

Use chlorine bleach and other disinfectants very sparingly. It is not necessary to use disinfectants for most cleaning jobs; sanitizers are usually sufficient. Disinfectants are inherently toxic, as they are meant to kill organisms. If you do use a disinfectant, use a diluted, intermediary-grade product. Peroxide-based products are a good alternative to chlorine bleach. Never use undiluted chlorine bleach or ammonia; both are caustic and can cause major respiratory irritation. Also, avoid antibacterial and antimicrobial agents except where required by health codes. These can cause germs to become resistant to antibiotics.

The attributes and ingredients that are preferable or to be avoided differ slightly for each type of cleaning product. Some products, for example, will naturally have a higher or lower pH than others. For a more complete list of issues to consider for specific product types (e.g., bathroom cleaner, disinfectant, floor finish, polish, degreaser, glass cleaner, graffiti remover, gum remover, lime and scale remover, solvent spot remover, wood and stone floor coatings), see the Cleaning Product Selection chapter in The Pennsylvania Green Building Operations and Maintenance Manual, developed by the Pennsylvania Department of General Services and Green Seal (link provided below). Where possible, using a safe multipurpose cleaner for a variety of functions will simplify product research, purchasing, tracking and disposal as well as employee training.


As a general rule, avoid products that are labeled “danger—poison.” Products with “warning” labels are also dangerous but less so, and products labeled “caution” are the least harmful of the three, although they can still be hazardous. Also, avoid products that are labeled “corrosive,” “severely irritating,” “highly flammable” or “highly combustible.” Avoid aerosols when possible as they often contain hydrocarbon propellants, which are flammable and can contribute to indoor air quality problems.

More specifically, avoid using products that contain the following ingredients, or make sure each ingredient makes up less than 0.01 percent by weight of the concentrated product:

Acetone Alcohols Alkylphenols, alkylphenol ethoxylate, nonylphenol ethoxylate and other ethoxylates (endocrine-

disrupting chemical sometimes used in liquid detergents) Ammonia or ammonium quaternary compound disinfectants (e.g., parasterol or benzalkonium chloride,

benzethonium chloride, cetalkonium chloride, cetrimide, cetylpyridinium chloride,benzyldimethylstearylammonium chloride)

Benzyl alcohol Butane Butoxypropanol Chlorhexidine and chloramine-T Coconut diethanolamide Cyclohexanol Dibutyl phthalate, other pthalates Diethanolamine Diethylene glycol, and diethylene glycol monobutyl/monoethyl/monomethyl ether Dyes and perfumes/fragrances EDTA (ethylene diamine tetraacetic acid, or ethylene dinitrilo tetraacetic acid) and NTA (nitrilotriacetic

acid) Ethylene glycol, and ethylene glycol monobutyl ether (butyl cellosolve) Fluorocarbons (e.g., HCFCs), which are ozone-depleting compounds Heavy metals such as lead, arsenic, mercury, cadmium, chromium, cobalt, nickel and zinc Hexylene glycol Hydrochloric acid Isobutene Methyl ethyl ketone Methylene chloride Monoethanolamine NTA N-hexane N-methyl pyrrolidinone Naphtha or naphthalene Perchloroethylene Phenolic compounds Phosphates (or at least no more than 0.5 percent by weight) in detergents Phosphoric acid Potassium hydroxide Propylene glycol, or propylene glycol monomethyl ether Sodium hydroxide Sodium hypochlorite Sodium metasilicate Stoddard solvent Toluene Triethanolamine Trichloroethylene


Xylene 1,1,1-TCE 2-butoxyethanol

Most of a product’s ingredients and properties, as well as safety and first aid information, are provided on its material safety data sheets (MSDS). Request and review the MSDS for all cleaning products used in the building, and keep current copies filed on site. Make sure staff are familiar with the MSDS format and know where the sheets are kept. The U.S. Occupational Safety and Health Administration (OSHA) requires all manufacturers to provide an MSDS with the first shipment of any hazardous chemical product, and requires users of the product to keep a copy on file and available for review by employees. Good online sources of safety data for many products are the National Institutes of Health’s Household Products Database at householdproducts.nlm.nih.gov/products.htm, the Safety Information Resources, Inc. (SIRI) MSDS Index at siri.org/msds/, msdssearch.com and msdsonline.com. Lethal dose thresholds, among other properties and characteristics, should be disclosed on MSDS. A product is considered toxic to humans if its oral lethal dose (LD 50) is less than 2,000 mg/kg or its inhalation lethal concentration (LC 50) is less than 20 mg/L.

However, not all ingredients and hazards are disclosed on products’ MSDS, and chemicals are sometimes known by several different names. Furthermore, manufacturers’ product claims can sometimes be misleading or even deceptive. Fortunately, there are third-party certifiers that verify specific product claims. The nonprofit organization Green Seal has a green standard (GS-37) for industrial and institutional cleaners as well as a standard (GS-40) for industrial and institutional floor care products. Many cleaning products have undergone testing using those standards and have received Green Seal certification. Go to www.greenseal.org/findaproduct/ to see a list of Green Seal-certified cleaning products. Scientific Certification Systems also certifies products’ single-attribute claim of biodegradability (www.scscertified.com). In addition, the EPA’s Design for the Environment (DfE)’s Formulator Program has recognized a number of cleaning products. OdoBan’s Earth Choice product line, which The John Stewart Company selected for this project, has been recognized under the DfE program. Links to the DfE product list and other useful resources are provided at the end of this section.

In addition to the less-toxic commercial cleaning products that are available, some common and inexpensive household substances can be used as effective and nontoxic alternative cleaning solutions for most basic cleaning jobs and for residents’ cleaning needs. These substances include baking soda, white vinegar, salt, lemon juice, borax, dishwashing detergent and hydrogen peroxide. For example, baking soda, hot water and vinegar can clear drains, and borax and hydrogen peroxide can remove stains and mildew.

Building management should consider purchasing some low-toxic cleaning and pest control products to sell or give to residents to deter the use of toxic products in the residential units.

Storage and Disposal of Cleaning Products

Follow the storage instructions provided on each product’s label. Store toxic/chemical cleaning products and any other hazardous materials away from

residential areas, if possible, and in a safe, mechanically ventilated area with separate outside exhaust and negative pressure.

Do not stockpile excess amounts of chemical products on site. Do not store different types of chemical products next to one another, as they could be

reactive. For any containers of unused chemical cleaning products that are not going to be used, call the

city’s hazardous waste program to arrange for drop-off at the SF recycling and disposal hazardous waste facility. See the Hazardous Waste section in this manual’s Waste Reduction and Recycling chapter.


http://www.scscertified.com/

http://www.greenseal.org/findaproduct/

Disposable Janitorial Supplies

Reduce the purchase and use of disposable products. For example, use microfiber cloths rather than disposable towels where possible.

When purchasing paper goods (paper towels, toilet paper, etc.) and trash bags, select products that have recycled content, preferably including some post-consumer content. Some products have 100 percent recycled content. Products that meet the EPA’s Comprehensive Procurement Guidelines contain high levels of recycled content (www.epa.gov/cpg/products/tissue.htm and www2.ergweb.com/cpg/user/cpg_search.cfm).

Also, select paper products that are unbleached or made with a non-chlorine bleaching process.

Housekeeping Equipment

Many of these suggestions are taken from the LEED rating system for existing buildings (requirements for IEQ credit 10.6).

When purchasing a new vacuum cleaner, consider purchasing a HEPA (high-efficiency particulate air) vacuum. See the Carpet and Rug Institute’s (CRI) Green Label listing of vacuums tested for their particulate removal performance (capturing at least 96 percent of particulates 0.3 microns in size) and for low noise levels (less than 70 dBa): www.carpet-rug.org/drill_down_2.cfm?page=8&sub=9

Other powered maintenance equipment, such as floor buffers and automatic scrubbers, should also be equipped with vacuums, guards, filters and/or other devices for capturing fine particulates, should have a noise level less than 70 dBa, and should be designed ergonomically to minimize vibration and use fatigue. Automated scrubbing machines should also have variable-speed feed pumps to optimize the use of cleaning fluids.

Carpet cleaning equipment should be able to remove water so carpets can dry in less than 24 hours.

If propane floor equipment is used, select a machine with a high-efficiency, low-emissions engine.

Battery powered equipment should have environmentally preferable gel batteries. Mobile equipment should have rubber bumpers to reduce potential damage to walls. Make sure that all housekeeping equipment receives regular servicing and maintenance

(including filter replacements) according to a preventive maintenance schedule. Upgrade to environmentally preferable equipment over time, as new equipment is needed.


http://www.epa.gov/cpg/products/tissue.htm

For more information on green and healthy cleaning, refer to:

Green Seal standard GS-37 for industrial and institutional cleaners:www.greenseal.org/certification/standards/gs37.pdf and GS-40 for industrial and institutional floorcare products: www.greenseal.org/certification/standards/gs40.pdf

List of Green Seal-certified cleaners and floor care products: www.greenseal.org/findaproduct/ Greenguard Indoor Air Quality Certification of Cleaning Systems: www.greenguard.org City of San Francisco Precautionary Purchasing Criteria, Institutional Cleaners Specifications and

Technical Specifications for Procurement of Janitorial Cleaners: www.sfenvironment.com/aboutus/innovative/epp/ (San Francisco’s Department of the Environment is developing a contract for green cleaning products. Contact the department for an update on its availability.)

U. S. EPA Design for the Environment (DfE) Formulator Program, List of Formulator Partners and Recognized Products: www.epa.gov/oppt/dfe/pubs/projects/formulat/formpart.htm

SCAQMD Clean Air Solvent (CAS) Certification Program, List of Certified CAS Products and Companies: www.aqmd.gov/rules/cas/prolist.html

List of Prop 65 chemicals “known to the State of California to cause cancer or birth defects”:www.oehha.ca.gov/prop65/prop65_list/Newlist.html

List of endocrine-disrupting chemicals: www.ourstolenfuture.org/basics/chemlist.htm List of persistent and bioaccumulative toxins:

www.epa.gov/epaoswer/hazwaste/minimize/chemlist.htm INFORM’s Cleaning for Health information: www.informinc.org/cfh_00.php and

www.informinc.org/cleanforhealth.php U.S. EPA Environmentally Preferable Purchasing, Cleaning Products Pilot Project, Purchasing

Decision Wizards: www.epa.gov/opptintr/epp/pubs/cleaners/select/matrix.htm U.S. GSA Federal Supply Schedule 073 (Food Service, Hospitality, and Cleaning): Cleaning

Equipment, Accessories, Janitorial Supplies, Cleaning Chemicals and Sorbents, August 2004:

www.gsaelibrary.gsa.gov/ElibMain/ScheduleSummary?scheduleNumber=73 Janitorial products pollution prevention fact sheets (on toilet cleaning, hard floor care, carpet care,

restroom cleaning, glass cleaning, metal cleaning and disinfectants), Western Regional Pollution Prevention Network: www.wrppn.org/janitorial/factsheets.cfm

“Cleaning Procedures” and “Cleaning Product Selection” chapters and the Green Cleaning Appendix within The Pennsylvania Green Building Operations and Maintenance Manual,

Commonwealth of Pennsylvania w/ Green Seal and the Department of General Services’ Property Management: www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363

Center for a New American Dream, Institutional Purchasing Program:www.newdream.org/procure/index.php

EnviroSpec: www.envirospec.org (This organization is currently drafting a Janitorial Cleaner andBuilding Maintenance Product Screening Tool for the National Park Service.)

The Ashkin Group, which consults, conducts workshops and disseminates information on greencleaning: www.ashkingroup.com


http://www.ashkingroup.com/

http://www.envirospec.org/

http://www.newdream.org/procure/index.php/

http://www.dgs.state.pa.us/dgs/cwp/view.asp?q=118184&a=363/

http://www.wrppn.org/janitorial/factsheets.cfm/

http://www.gsaelibrary.gsa.gov/elibmain/schedulesummary?schedulenumber=73/

http://www.epa.gov/opptintr/epp/pubs/cleaners/select/matrix.htm

http://www.informinc.org/cleanforhealth.php/

http://www.informinc.org/cfh_00.php/

http://www.epa.gov/epaoswer/hazwaste/minimize/chemlist.htm

http://www.ourstolenfuture.org/basics/chemlist.htm

http://www.oehha.ca.gov/prop65/prop65_list/newlist.html

http://www.aqmd.gov/rules/cas/prolist.html

http://www.epa.gov/oppt/dfe/pubs/projects/formulat/formpart.htm

http://www.sfenvironment.com/aboutus/innovative/epp/

http://www.greenguard.org/

http://www.greenseal.org/findaproduct/

http://www.greenseal.org/certification/standards/gs40.pdf/

http://www.greenseal.org/certification/standards/gs37.pdf/

C. Indoor Pest Prevention and Control

Both pests and pesticides can pose health concerns for building occupants. Pesticides are poisons, and they are often poisonous to humans as well as to pests. Studies have linked pesticides to cancer, birth defects and neurological and immune system disorders, as well as allergies. Pesticides should only be used as a last resort and sparingly. As a general rule, avoid products that are labeled “danger—poison” as those tend to be the most toxic.

Integrated Pest Management

There are many ways to prevent and control pests without using toxic chemical pesticides or insecticides. San Francisco’s Department of the Environment has an Integrated Pest Management (IPM) Program, which provides guidance and resources on safe ways to control and eliminate pests. IPM emphasizes the use of physical barriers, biological controls and other natural forms of pest control to minimize the use of pesticides to the greatest possible degree. City departments are mandated by city ordinance to use IPM practices.

Please see the Department of the Environment’s Integrated Pest Management Training Manual, provided in the Appendix. It provides specific information on the benefits of IPM and methods for controlling a

variety of pests, including cockroaches, ants, rodents, flies, fruit flies, fleas and pigeons. If a pesticide must be used, refer to the San Francisco Reduced-Risk Pesticide List in the Appendix to select an approved lesstoxic pesticide (also check for updates of the list). To supplement those resources, this section of the manual provides general information on pest management as well as specific information on the prevention and control of bed bugs, given that they have been a problem in this building in the past.

Pest Prevention Tips

Clean up any open, unsealed food, crumbs and liquid/spills from all floors and surfaces. Sweep floors and vacuum regularly (with a HEPA vacuum, if possible). Rinse bottles, cans and containers before putting them in the recycling bins. Clean out the

recycling bins periodically to remove sticky residues. Make sure all door cracks or other openings in the trash rooms are sealed or caulked to keep

any pests from entering (and to keep odors contained). Minimize clutter, paper files and storage supplies that can provide hiding places for pests. Make sure that kitchen cabinet penetrations as well as plumbing penetrations are filled and

sealed. Fix all water leaks and dry any moisture-damaged materials. Do not overwater indoor plants. Wet soil and water left standing in the plant pots’ overflow

dishes provide drinking areas for pests.

Pest Management Protocols

Building management should have a pest control professional (preferably someone who specializes in IPM or nontoxic pest control) perform regular pest inspections at the building.

If any toxic pesticide will be used in or around the building, the building management should notify residents and staff at least 72 hours before it is applied, or, for emergency applications, at least 24 hours before. Require or encourage occupants to stay away during the application, if possible, and to open their windows for extra ventilation. If necessary, parts of the ventilation system should be shut down during pesticide application to keep localized pesticides from spreading throughout the building.


If any pesticides are stored at the building, store them in a locked, ventilated (preferably outdoor) room. Do not stockpile a large surplus on site, and always keep products in their original containers.

Bed Bug Prevention and Control

Bed bugs are small, nocturnal insects that feed on blood. Adult bed bugs are about 1/4-inch long and 1/8inch wide; younger ones are smaller (often about 3/16 of an inch long or the size of a pinhead). They have flat, reddish-brown bodies with six legs, and after feeding they become round and red. They give off a sweet, musty odor. Their eggs are white and very small, and their excrement appears as tiny brown or black spots. Bed bugs are typically found on mattresses, box springs and bed frames, clothing, bedding, furniture or any dark cracks, seams or crevices in walls and floors. They can travel through water pipes, wall voids and ducts, and can spread from room to room. Some people who are bitten by them get itchy welts on their skin. The bugs are not known to transmit any human pathogens.

Preventing the Introduction of Bed Bugs

It is critical to prevent bed bugs from being brought into the building. These are some rules for prevention:

Resident belongings such as clothing, bedding or furniture should be inspected carefully and washed before they are allowed into the building. Wash items in hot, soapy water and dry them on the hottest dryer setting. Freezing the materials at less than 0 degrees for several days is also known to kill bed bugs.

When bedding is brought into the building for washing or is removed from a unit, seal the items (e.g., sheets, blankets, pillows and pillowcases) in a plastic bag before transporting them into or through the building to avoid spreading an infestation to other areas.

As a general rule, used mattresses and bed frames should not be allowed into the building. All of the mattresses provided for residents are encased in a permanent plastic covering to

prevent infestations. On a periodic basis and whenever there is resident turnover in a unit, each mattress should be checked to make sure its plastic covering is not torn.

Eliminate excess clutter in rooms, particularly near beds and clothes, to reduce the number of places where the bugs can hide.

Educate staff and residents on how to prevent and safely get rid of bed bugs. Distribute information and hold educational sessions if bed bugs are a recurring problem in the building.

Getting Rid of Bed Bugs

Wash all infested bedding and clothing with hot, soapy water and dry it on the hottest dryer setting, or freeze the materials at less than 0 degrees for several days. The owner might consider purchasing an on-site freezer for this purpose. Upon initial move-in, residents’ belongings were frozen in a city maintenance truck parked outside the building.

Use hot, soapy water or rubbing alcohol to wipe surfaces where the bugs are living. Vacuum cracks, crevices and other hiding places in walls, floors and furniture where adult

bed bugs or eggs are found. Dispose of the vacuum contents in a sealed trash bag. If a mattress with bed bugs is torn and/or infested, it will probably need to be disposed of, as

the bugs can live inside the mattress where they can’t be reached. Do not treat mattresses with insecticides unless a specialist verifies that the treatment is nontoxic to humans. Wrap and seal any infested mattress before carrying it out of the apartment.

Seal any cracks where the bugs are living. Eliminate excess clutter in rooms, particularly near beds and clothes, to reduce the number of

places where the bugs can hide. If the infestation cannot be eliminated through the above methods and an insecticide must be

used, use the least-toxic non-repellant insecticides. These include permethrin, cypermethrin and resmethrin. The bugs’ eggs are not affected by insecticides, so the treatment will probably need to be applied several times to kill the hatchlings. There are also sticky traps designed for bed bugs. Baits for ants and cockroaches won’t work for killing bed bugs.


Educate staff and residents on how to prevent and safely get rid of bed bugs. Distribute information and hold educational sessions if bed bugs are a recurring problem in the building.

The preceding information on bed bugs is primarily based on guidelines from the San Francisco Department of Public Health’s fact sheet on bed bugs as well as a report entitled Bed Bugs: A Growing Problem, by Harold J. Harlan, Senior Entomologist, NPMA, and Gail M. Getty, Entomologist, University of California, Berkeley.

For more information on pest management, refer to:

Department of the Environment’s Integrated Pest Management Training Manual, in the

Appendix (and at www.sfenvironment.com/aboutus/innovative/ipm/manual.htm) San Francisco Reduced-Risk Pesticide List, also in the Appendix (and at

www.sfenvironment.com/aboutus/innovative/ipm/pest_list06/index.htm) Contact the city’s Department of Public Health or Department of the Environment if you have

additional questions.


http://www.sfenvironment.com/aboutus/innovative/ipm/pest_list06/index.htm

http://www.sfenvironment.com/aboutus/innovative/ipm/manual.htm

D. Waste Reduction and Recycling

The three R’s of resource conservation are reduce, reuse and recycle. Reduce (i.e., prevent) as much waste as possible by avoiding the overuse of material. Reuse materials when possible. Recycle everything that is recyclable to allow waste materials to be made into other useful materials rather than go into a landfill. And to “close the loop,” choose products that contain recycled content when available. In addition to reducing the amount of land needed for landfills, waste reduction helps conserve renewable and nonrenewable resources, and helps conserve energy and reduce pollution associated with the production and transportation of materials.

This section provides information on how to prevent waste; participate in the city’s weekly curbside recycling program; recycle waste generated by building rehabilitation, renovation and maintenance projects; and dispose of hazardous waste properly.

Waste Prevention

Waste prevention is also sometimes referred to as source reduction or waste reduction. It is simply making choices or taking actions that prevent the generation of waste. Examples of waste prevention include:

Use preventive maintenance to maximize the useful life of all building materials and equipment.

Buy durable items so they will last a long time before needing to be thrown out and replaced. Avoid purchasing disposable materials when it is possible to use reusable products. For

example, use long-life rechargeable batteries rather than disposable batteries, and reusable cloths rather than paper towels.

Select and request items with less packaging or purchase items in bulk quantities (or liquid concentrates) with reduced packaging. Avoid products with unnecessary packaging such as individually wrapped items (i.e., packaging within packaging) whenever possible.

Select products with recycled content (e.g., paper and office products, furniture, etc.). Select products that are recyclable and are accepted by the San Francisco curbside recycling

program whenever possible. When ordering materials, ask if surplus/unused materials can be returned. Also, ask suppliers

to take back and recycle or reuse their packaging materials.

For more information: The California Integrated Waste Management Board’s website has a wealth of information on waste prevention and recycling, including a database of recycled-content products (www.ciwmb.ca.gov/RCP/), a Waste Prevention Information Exchange directory (www.ciwmb.ca.gov/WPIE/) and the CalMAX California Materials Exchange (www.ciwmb.ca.gov/CalMAX/search.asp).


http://www.ciwmb.ca.gov/calmax/search.asp/

http://www.ciwmb.ca.gov/wpie/

http://www.ciwmb.ca.gov/rcp/

Weekly Recycling Program

Recyclable Materials

Materials that can be recycled in San Francisco include:

Paper: All types, including newspaper, cardboard (unwaxed), paperboard (e.g., cereal boxes without the lining bag), office paper, envelopes (plastic windows OK), junk mail, magazines and catalogs, milk cartons, paper egg cartons, phonebooks, wrapping paper, etc.

Aluminum cans and foil Glass bottles and jars Plastic bottles (Numbers 1 through 7) Plastic tubs and lids (Numbers 2, 4 and 5 only) Spray cans (empty) Tin (steel) cans

All recyclables can be co-mingled in the same recycling bin. They do not need to be separated according to the different types of recyclable materials.

Materials that cannot be recycled include juice boxes, light bulbs, plastic bags, styrofoam, ceramic dishes, coat hangers, waxed cardboard, mirrors and window glass.

Please go to http://www.sfrecycling.com/sf_blue_toter.htm to download and print the free posters/signs (or the webpage list), showing what items are and are not recyclable. Post the signs on or next to the recycling bin in each trash room and on all recycling bins in the common areas. Property managers could also distribute laminated signs to each resident to keep near the recycling bins in each unit. A sample poster is provided in the Appendix of this manual.

Collection of Recyclables

The building has two large 96-gallon recycling carts for municipal curbside pick-up of the co-mingled recyclables. They are kept in the first-floor trash room. There are also smaller recycling containers in the trash rooms on each floor for collecting recyclables from the residents. These bins are emptied into the larger containers. Each resident also has, in addition to a trash can, a small blue recycling can in his or her unit. These should be emptied into the trash room recycling bins at least once a week.

For a building’s recycling program to be successful, it is very important to make it as easy for occupants to recycle items as it is for them to throw items away. A recycling bin should be located next to every trash can, and each should be clearly labeled. This applies to all areas, including common areas such as the laundry room, community room and kitchen, as well as janitors’ closets. If a trash can does not have a recycling bin next to it, recyclable items will be thrown away. Likewise, if a recycling bin does not have a trash can nearby, people will contaminate the recyclables with trash. All recycling bins in the building should be washed out often to remove sticky residues that might attract pests.

Property management should educate maintenance staff and residents about the building’s recycling program. Management and maintenance staff should encourage residents to rinse out bottles and cans to avoid attracting pests and to put all of their recyclables into the blue bins, and should make sure the residents’ waste and recycling cans are emptied into the appropriate receptacles in each floor’s trash room every week. Housekeeping staff might need to go to each unit to collect trash and recyclables. If residents are not participating in the recycling program or are recycling improperly, the owner or building managers should consider creating an incentive program to reward residents who recycle properly and regularly.


http://www.sfrecycling.com/sf_blue_toter.htm

Composting

The city will provide green carts and curbside pickup for compostable food waste and landscape trimmings upon request. Once the building’s recycling program is running smoothly, building managers should consider instituting a compost program. While management might not choose to ask residents to participate in the compost collection program (as it could prove difficult to get residents to collect their compost and doing so could be problematic from a pest control perspective), it should be relatively easy to collect landscape trimmings from the courtyard plantings and compostable food waste from the commercial kitchen. The compost bin could be shared with the building’s commercial/retail tenants as well.

Building Rehabilitation / Renovation Waste Management

Scrap and debris from construction and demolition (C&D) work—including rehab-related work—makes up a large part of the waste stream that is dumped into landfills, and the majority of that waste is recyclable. Diverting such waste by having it recycled or donating it for salvage and reuse not only saves landfill space but also creates recycled alternatives to virgin materials and can save money on disposal fees.

San Francisco’s Department of the Environment is currently developing an ordinance to require C&D waste diversion and recycling. Once that ordinance is in place, more information and options should be available within the city, and the process of recycling construction and renovation waste should become easier.

This section covers local recycling and salvage options related to building rehab work as well as information on the proper disposal of hazardous wastes resulting from building maintenance.

Waste Management Tips

Before starting a rehab project that will generate waste, identify the local recycling and salvage options and the pick-up or drop-off services.

Include recycling requirements in contracts for subcontractors hired to do work at the building.

Provide space for recycling/salvage containers on site, preferably for each type of recyclable material, and label each container with large signs in all languages spoken by the workers.

Recycling Construction and Demolition Waste

Items that can be recycled by facilities in the area include appliances, cardboard, drywall, paint, carpet, scrap metal, wood and pallets, plate glass, landscape trimmings, asphalt and concrete, bricks and tiles, rubber scrap, roofing, dirt and hazardous materials, including electronics.

In San Francisco, many building materials can be recycled at SF Recycling & Disposal/Sanitary Fill Company at 501 Tunnel Avenue (415.330.1400, www.sfrecycling.com), including mixed C&D waste, mixed inerts (e.g., rocks and concrete), cardboard, untreated wood, pallets, metal, yard trimmings, asphalt and concrete, and bricks. Sunset Scavenger and Golden Gate Disposal and Recycling are local recycling companies affiliated with SF Recycling & Disposal. There are also many other recycling facilities in the Bay Area, including the Blue Line Transfer in South San Francisco and the San Bruno Garbage Company in San Bruno, both of which accept almost all types of materials.

If you separate recyclables by material type (for “clean loads”), facilities should charge you lower dumping fees. Sometimes facilities will even pay for certain materials, including some metals. But many recycling facilities will also accept mixed waste and will sort the items. If you have hired a debris box service to haul


http://www.sfrecycling.com/

the materials, San Francisco’s recycling companies (listed above and at www.sfrecycling.com) will recycle the contents. Do not put plastics, hazardous waste or food waste in with the mixed/co-mingled recyclables.

Carpet Recycling Collins & Aikman (C&A) Floorcoverings has a carpet take-back program. In fact, the company will take any manufacturer’s carpet back and fully recycle it into new carpet. (Patcraft and several other carpet manufacturers will do this as well.) Contact your local C&A representative, call C&A’s headquarters at 800.241.4080 or 800.248.2878, or contact the L.A. Fiber Company at 323.589.5637 for assistance. Or for Patcraft’s carpet recycling program, call 800.241.4014. There is usually a fee associated with having carpet recycled—according to the Carpet America Recovery Effort (CARE), the cost is often 5 cents to 25 cents per pound of old carpet, and carpet typically weighs about 4 to 5 pounds per square yard. The cost is determined by the proximity of the carpet to recycling facilities and by the type of fiber.

Salvage Yards

Many types of building materials are accepted by salvage yards. Examples of reusable building materials include (but are not limited to) furniture, flooring, electrical equipment, ducts, plumbing fixtures, light fixtures, doors and windows.

San Francisco salvage yards include Building Resources at 701 Amador Street (415.285.7814, www.buildingresources.org) and Caldwell Building Wreckers/Salvage at 195 Bayshore Boulevard (415.550. 6777, www.caldwell-bldg-salvage.com). There are many others in the Bay Area, including Urban Ore in Berkeley. For more listings and information, see the resources referenced below.

You can also post items to donate through the California Materials Exchange (CalMAX): www.ciwmb.ca.gov/calmax/, 877.520.9703.

Hazardous Waste Disposal

Hazardous waste materials must be dropped off at the appropriate facilities for safe disposal or recycling so they don’t contaminate the community’s air, water or soil.

Hazardous waste materials include:

Paint, paint thinners, primers, stains and other finishes Toxic glues and adhesives Chemical cleaning supplies (cleaners, disinfectants, graffiti removers, polish, deodorizers,

etc.) Fluorescent lamps/light bulbs (see the brochure from SF Environment in the Appendix) Switches or thermostats that contain mercury PCB ballasts Pesticides, herbicides, chemical fertilizer Computers, TVs, and other electronic equipment Printer/copier ink/toner Batteries (all types) Medical/biohazard waste (including needles) Used motor oil Compressed gases


http://www.ciwmb.ca.gov/calmax/

http://www.caldwell-bldg-salvage.com/

http://www.buildingresources.org/


Latex Paint Recycling Unused paint can be dropped off at the SF Recycling & Disposal facility on Tunnel Avenue. You could also consider donating it to local nonprofit organizations or to paint companies to reuse or recycle. For information on various donation options, go to http://www.sfenvironment.com/directories/paint2.htm. San Francisco residents can also drop off small amounts of extra paint at any Cole Hardware store in San Francisco. Cole Hardware also accepts household and rechargeable batteries, fluorescent light bulbs, empty printer cartridges and copper and brass scrap metal. This program is meant for individual residents, not for the recycling of large quantities.

Most hazardous materials can be dropped off at the SF Recycling & Disposal facility on Tunnel Avenue. Maximum quantities are 27 gallons per month or 220 pounds per month. An appointment is required for some materials, but not for universal waste such as fluorescent lamps. Disposal fees vary by type and volume of waste, but generally range from $1 to $5 per gallon. For larger quantities of hazardous waste (more than 27 gallons or 220 pounds per month), you must hire a private waste firm for disposal. Individual residents can drop off small amounts of hazardous waste at the same facility free of charge and without an appointment; they only need to bring proof of residence.

For information on which materials can be dropped off, which ones require an appointment and where they can be taken (or who can pick them up), please call 415.554.4333 or 415.330.1425, or check the SF Department of Environment Toxics Disposal and Recycling website: www.sfenvironment.com/aboutus/toxics/ .

For more information on recycling, refer to:

City of San Francisco Recycling information: www.sfrecycles.org, 415.554.7329 or 415.355.3700 SF Recycling services: www.sfrecycling.com, 415.330.1425 or 415.330.1400 San Mateo RecycleWorks, Construction Site Recycling: A Guide for Building Contractors,

downloadable from www.recycleworks.org/con_dem/ StopWaste/Alameda County Waste Management Authority, Builders Guide to Reuse & Recycling,

(which lists haulers and recyclers for all types of building materials, is downloadable from www.stopwaste.org/home/index.asp?page=292

To find more information on recycling options for any area in the country, go to www.earth911.org


http://www.earth911.org/

http://www.stopwaste.org/home/index.asp?page=292/

http://www.recycleworks.org/con_dem/


http://www.sfrecycles.org/

http://www.sfenvironment.com/aboutus/toxics/./

http://www.sfenvironment.com/directories/paint2.htm./

E. Energy and Water Conservation

This section provides an overview and general guidelines on preventive maintenance and green operations strategies. It also offers specific suggestions on water conservation and energy-efficient maintenance for mechanical systems and equipment (e.g., ducts and filters, heating systems, cooling towers) and for electrical components (e.g., photovoltaics and lighting). For more detailed or technical information, consult the equipment manufacturers’ manuals and documentation as well as the resources listed throughout this section.

Energy Efficiency Strategies

The U.S Department of Energy’s Federal Energy Management Program (FEMP) defines operations and maintenance (O&M) as “the activities related to the performance of routine, preventive, predictive, scheduled and unscheduled actions aimed at preventing equipment failure or decline with the goal of increasing efficiency, reliability and safety.” Inadequate testing and maintenance of mechanical and electrical systems (e.g., leaks or improperly adjusted controls) can lead to significant energy waste. Conversely, proactive and proper maintenance practices can lead to substantial energy savings. Many best practices can be implemented easily and at relatively low cost. According to FEMP, using a combination of many O&M best practices can “save an estimated 5 percent to 20 percent on energy bills without a significant capital investment. Depending on the facility, these savings can represent thousands to hundreds of thousands of dollars each year.”

Included in the Portland Energy Conservation, Inc., guide Fifteen O&M Best Practices: For Energy-Efficient Buildings are sections on tune-ups, automatic controls, scheduling, tracking and preventive O&M. Highlights of these sections are summarized here:

Perform O&M tune-up actions. Conduct an O&M assessment. Then “implement the most

cost-effective solutions that maximize building performance and minimize energy waste. Future energy-efficiency work can be funded from the savings generated by the low-cost O&M improvements.”

Make full use of automatic controls to optimize efficient operation. If an energy management

system (EMS) is in place, make sure staff understand how to use it to its full potential. Also, “newer HVAC equipment may have sophisticated integral controls that can be programmed to accomplish energy-efficient strategies, such as chilled water reset.” Make sure that the staff has a full set of documentation on installed systems, including controls strategies and sequences of operation. Train at least one person on staff to program and oversee the control systems.

Operate equipment only when needed. “Review and monitor any on/off controls such as

programmable and mechanical time clock settings, integral equipment controls, lighting photocells, sweeps and occupancy sensors for proper operation. Ensure unused or unrented tenant/occupant spaces have equipment and lights turned off.”

Track actual performance against expected performance for major equipment. “Obtain the

necessary manufacturer performance test data and figures of merit (FOM) for all major plant equipment, such as chillers, cooling towers, boilers, air handlers and pumps. Or establish benchmarks for the equipment using field measurements. When equipment does not meet the expected performance criteria, it may indicate a need for improved or more frequent maintenance procedures (cleaning, lubricating, etc.) or different operating parameters.”

Redefine preventive maintenance to include activities critical to energy-efficient buildingoperation. “Typically, the primary goal of the preventive maintenance plan is reliability and


increased equipment life. Including procedures to check for efficient operation as part of the plan should enhance this primary goal as well as eliminate unnecessary energy waste. Even if a piece of equipment or a system is meticulously maintained, if it is poorly operated using inadequate control strategies or improper scheduling, vast amounts of energy waste can occur. Also, poor equipment operation can lead to premature equipment failure (for example, short-cycling) and an increase in maintenance requirements. Review and adjust control strategies seasonally.” Develop O&M procedures for gathering data and forms for tracking equipment performance.

One of the most comprehensive and effective ways to keep systems at optimal efficiency is to have periodic commissioning (or recommissioning) done. Commissioning is a process that involves systematic performance checks and tests to ensure that all building systems are performing and interacting according to the design intent and at optimum efficiency. Going through this process often saves projects a significant amount of money and energy. A number of firms—typically mechanical engineering or consulting firms— specialize in commissioning. It is also useful to implement regular in-house monitoring, measurement and verification procedures. The LEED rating systems describe some of these procedures in detail.

Mechanical Equipment Operations and Maintenance

The following are excerpted suggestions from The Pennsylvania Green Building Operations and Maintenance Manual for mechanical systems operation and maintenance.

Duct and Filter Maintenance

Here are some recommended strategies for keeping systems running efficiently:

One of the most simple and effective methods of increasing an HVAC system’s airflow and efficiency is to inspect and replace system air filters on a regular basis. Clean air filters increase airflow through the system, resulting in improved system efficiency, indoor air quality and better occupant satisfaction.

Maintain uniform airflow to increase filter performance and longevity. Place filters upstream of fans and cooling coils. This can help clean the intake air before it

moves through these components and helps to improve their efficiency. Maintain low filter face velocity for an effective and energy-efficient filtering system. The

recommended target for typical office, commercial and institutional HVAC systems’ face velocity is about 200 to 300 feet per minute. This maintains a low pressure drop while allowing sufficient flow for most applications. To get proper filtration at lower face velocity may require a larger filter surface area. This may increase initial filter purchase cost, but the filters will last longer at the lower airspeed, resulting in significant savings in both materials and labor costs.

Minimize filter frames or casings to minimize pressure drops across the filters. When ordering, choose the filter materials with the least casing and framing materials to maximize the filter area.

Choose a reusable filter medium, such as bag or wet filters, where possible. While the rigid, disposable dry filter type is the most prevalent, some systems can still utilize bag or wet filters or other reusable materials. However, if you choose reusable materials, it is important to have a strict maintenance schedule set up to minimize additional maintenance and labor costs.

Locate and seal leaks in duct systems.

Descriptions of the various types of filters and their advantages and disadvantages are also provided in The Pennsylvania Green Building Operations and Maintenance Manual. Refer to the Appendix for The Plaza Apartments’ Mechanical Filter Replacement Schedule, which includes recommended filter change-out rates.


Cooling Tower Operation

The critical issue to consider with cooling towers is their use of chemical biocides, along with their energy and water use. The Pennsylvania Green Building Operations and Maintenance Manual summarizes the potential hazards concisely: “The most common biocides used in cooling water treatment typically contain significant amounts of chlorides and/or chromates. Both of these compounds can be toxic in low concentrations when released into the environment (through blowdown water getting into the sewage system, for example). In addition, water from blowdown can contain corrosion inhibitors, a high amount of sulfides (if the water is treated for pH), and concentrated amounts of salt (from evaporation).” Some of the tips offered for how to minimize pollution impacts related to cooling tower use follow:

Obtain an MSDS on the chemical additives to help you understand the chemicals present. Avoid the use of chromate-based, chloride-based and phosphate additives where possible. Give preference to additives that are propylene-based over ethylene-based products.

Keep chemical usage to a minimum by tracking and closely monitoring the amounts used and the system’s water conditions.

Minimize excess blowdowns. Use make-up water only as needed to conserve water and reduce the need for treatment chemicals.

Consider using ozone and/or automatic tube-cleaning systems as non-chemical biocide alternatives. Information on the various advantages and disadvantages of these alternatives is provided in The Pennsylvania Green Building Operations and Maintenance Manual.

Heating System Maintenance

The following are tips from the Public Housing Authority Energy Efficiency Toolbox, developed by Global Green USA:

Check for soot or corrosion that can be caused by incomplete combustion or inadequate venting of combustion gases.

Lubricate all moving parts. Parts that lack lubrication cause friction in motors and increase the amount of electricity you use.

Check the heat exchanger for water leaks.

For hot-water heating systems:

Bleed air from hot-water radiators once or twice each heating season. Close the valve after all the air is discharged.

Test the pressure-relief valve. Test the high-limit control. Inspect pressure tank, which should be filled with air, to verify that it’s not filled with water. Clean the heat exchanger.


General Energy Efficiency Tips

Stay on top of the schedule for contractual maintenance services, and make sure that all building systems and equipment are serviced at the intervals called for by the manufacturers and service agreements.

Make sure the building temperature is comfortable—not overheated or overcooled. The thermostat should be programmed for night setbacks to provide less heating (or cooling) at night. Also, make sure that the building’s water temperature is not set too high.

Educate residents on how to set their thermostats properly, and make sure they are not overheating their units or leaving heat on when their windows are open.

Turn off lights, computers and equipment when they’re not in use. As refrigerators get older, make sure they continue to operate well and aren’t running

long after they are closed or turning on or off too frequently. Clean the coils at least twice a year, or show residents how to do so.

Clean out dryer lint filters, ducts and vents periodically. Accumulated lint poses a fire hazard. Also, make sure that the outside exhaust vent is working and closes tightly to keep outside air from leaking in.

When systems/equipment and appliances must be replaced or are added to the building, select those with high ENERGY STAR ratings (www.energystar.gov/products). Or, even better, select one of the most energy efficient appliances as identified by the American Council for an Energy-Efficient Economy (aceee.org/consumerguide/index.htm). ENERGY STAR rates a wide variety of building products in addition to appliances, including lighting, HVAC equipment, windows, doors, roofs, electronics and other equipment.

Electrical Equipment Operations and Maintenance

Photovoltaics

The rooftop photovoltaic (PV) panels should be washed off every three months with warm water and a mild dishwashing detergent and should be scrubbed with a soft brush once a year to remove dirt and bird droppings. Keeping the surface clean will help the panels perform as designed—dirt on the panels can reduce their electrical generating capacity.

Check periodically all wiring connections, look for any degradation of the wiring insulation and check the tightness of all nuts and bolts attaching the panels to their support structures. PV systems often last for 30 to 40 years; however, inverters might require replacement or servicing every 15 years or so. The battery in battery back-up systems typically needs to be replaced every five years. Please refer to the manufacturer’s manual or contact the manufacturer or supplier for more specific guidance.

The PV panels’ energy generation and building energy usage can be monitored through Fat Spaniel Technologies’ Web-enabled real-time energy monitoring program. (www.fatspaniel.com, 408.279.5262)

Lighting: Purchasing New Lamps

When purchasing lamps or bulbs, look for products that are not only energy efficient but also long life and—for fluorescents and metal halides—low mercury. The longer the life, the less often you will have to purchase and recycle lamps or bulbs, saving both time and money. When selecting compact fluorescent lamps, look for the ENERGY STAR label as well as long-life and low-mercury features.


http://www.fatspaniel.com/

http://www.energystar.gov/products/

Currently, the lowest-mercury lamps have less than 3.8 mg—sometimes as low as 1.5 mg—of mercury per 4-foot lamp. Philips Lighting currently makes the lowest-mercury fluorescent lamps, and Sylvania has recently started to make some very low-mercury lamps as well. GE does not yet specify the exact content of mercury in their lamps, and many still contain mercury at levels that exceed the limits specified in LEED-EB credit requirements. All manufacturers will probably lower the mercury content in their lamps further over time. For specific product suggestions, see the Lighting Maintenance and Lamp Schedule provided by Architectural Lighting Design in the Appendix. Recommendations from EnviroSpec (www.EnviroSpec.org) have been added to the memo.

To provide quality light, select lamps with a minimum color-rendering index (CRI) of 80. Provide efficient replacement lamps to the residents for their units. Discourage residents from

using halogen torchieres in their units. Halogen lamps are serious energy wasters, and they pose a significant fire hazard.

Lighting Maintenance

Take care when unpacking, installing, moving or storing fluorescent and metal halide lamps. They can break easily if dropped, and they contain mercury, a hazardous material.

Whenever you replace a lamp, inspect its ballast and clean the fixture and lens. Turn off the lights first. Clean fixtures with a soft, moist cotton cloth to prevent static, which attracts dust. Avoid using disposable materials such as paper towels. For lenses, clean both sides with a mild dishwashing detergent and allow to air dry. Lights cannot deliver the designed light levels if they are dirty. According to The Pennsylvania Green Building Operations

and Maintenance Manual, a dirty lens can reduce a fixture’s light output up to 50 percent.

If you set up a routine replacement schedule to change out all lamps at once, take into account which lamps have long-life designations and how many hours they tend to last.

Motion-sensor lighting is used in the building’s offices, common areas and exterior lighting. Inspect the sensors regularly and make sure they are working properly (i.e., not allowing lights to stay on when they should be off).

Lighting Disposal/Recycling

In the state of California, the Department of Toxic Substances Control requires all mercury-containing lamps to be recycled. Both fluorescent and metal halide high-intensity discharge (HID) lamps contain mercury and are considered universal hazardous waste. It is illegal to dispose of them as regular trash. Neon signs and exit signs that contain compact fluorescents also contain mercury. See the Fluorescent Lamp Recycling flyer from SF Environment in the Appendix. For more information, call 415.330.1425 or 415.355.3700.


http://www.envirospec.org/

For more information on energy efficient O&M, refer to:

Energy Star Buildings: www.energystar.gov/buildings/ and Energy Star products:www.energystar.gov/products

Flex Your Power (California’s energy efficiency resource): www.fypower.org PG&E Energy-Efficiency Rebates for Multifamily Properties:

www.pge.com/res/rebates/lighting/multi_family_properties/ PG&E Energy-Saving Resources:

www.pge.com/res/rebates/energy_tools_resources/index.html PG&E Pacific Energy Center: www.pge.com/pec Public Housing Authority Energy Efficiency Toolbox, developed by Global Green USA:

www.globalgreen.org/pha-energytoolbox/ Portland Energy Conservation, Inc: www.peci.org. PECI’s O&M Best Practices Series

includes downloadable booklets on the following topics: Fifteen O&M Best Practices for

Energy-Efficient Building (1999); Putting the “O” Back in O&M: Best Practices in

Preventive Operations, Tracking, and Scheduling; Operation and Maintenance Service

Contracts: Guidelines for Obtaining Best-Practice Contracts for Commercial Buildings;

O&M Assessments: Enhancing Energy-Efficient Building Operation; Energy Management

Systems: A Practical Guide, and others. HVAC Maintenance chapter within The Pennsylvania Green Building Operations and

Maintenance Manual, Commonwealth of Pennsylvania w/ Green Seal and the Department of General Services’ Property Management: www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363

Operations and Maintenance Best Practices Guide, Federal Energy Management Program(FEMP), downloadable from:www.eere.energy.gov/femp/operations_maintenance/om_best_practices_guidebook.cfm

O&M Fact Sheets from the Federal Energy Management Program on topics such as lighting maintenance, saving water, in-house retro-commissioning, resource efficiency managers and reducing heating and cooling costs; downloadable from: www.eere.energy.gov/femp/operations_maintenance/om_factsheets.cfm

Water-Saving Strategies

In addition to some of the more obvious water conservation strategies that everyone can employ—not running faucets longer than is necessary, and running only full loads in dishwashers and clothes washers— property managers and maintenance staff can take a number of steps both indoors and out to reduce water use from building operations. The following are some useful water conservation tips from the ResourceVenture.org website:

Read water meters monthly. Compare the results to the same month of the previous year. This will help you both to identify leaks as they occur and to monitor your conservation efforts.

Check for leaks. A leaking toilet can waste more than 50 gallons of water each day, and a dripping faucet or showerhead can waste up to 1,000 gallons per week.

Install faucet aerators. Inexpensive and simple to install, low-flow faucet aerators can reduce both your business’ water consumption and your energy cost of heating the water by as much as 50 percent.

http://www.eere.energy.gov/femp/operations_maintenance/om_factsheets.cfm/

http://www.eere.energy.gov/femp/operations_maintenance/om_best_practices_guidebook.cfm/


http://www.peci.org./

http://www.globalgreen.org/pha-energytoolbox/

http://www.pge.com/pec/

http://www.pge.com/res/rebates/energy_tools_resources/index.html

http://www.pge.com/res/rebates/lighting/multi_family_properties/

http://www.fypower.org/

http://www.energystar.gov/products/

http://www.energystar.gov/buildings/

Operate cooling towers and boilers according to manufacturers’ specifications. Reduce excessive blowdown. Many cooling towers operate below the suggested levels of total dissolved solids (TDS) unnecessarily. Adjust boiler and cooling tower blowdown rate to maintain TDS at levels recommended by manufacturers’ specifications.

Discontinue or minimize using water to clean paved areas. Instead of hosing down entrances, sidewalks, parking lots and loading docks, sweep or use a blower to clean these areas.

Review your landscaping practices. First, detect and repair all leaks in your irrigation systems. Make sure the sprinklers are watering the landscaping only—not the street or sidewalk. Water your landscape during the coolest part of the day to reduce evaporation. Ideally, you should have a system that automatically shuts off when it’s raining, reads real-time ET for accurate irrigation run times and/or incorporates flow sensors that turn the system off in the event of leaks or broken heads.

Also, see the irrigation recommendations provided in the Green Groundskeeping section of this manual.

For more information on water conservation strategies, refer to:

Facility Manager’s Guide to Water Management, Arizona Municipal Water Users Association: www.amwua.org/conservation/facility_managers_guide.htm (The guide covers plumbing, landscaping, cooling towers and many other building water use topics.)

California Urban Water Conservation Council: www.cuwcc.org Consumer Water Center Conservation Resources (American Water Works Association):

www.drinktap.org/consumerdnn/ Water Wiser (American Water Works Association): www.waterwiser.org Resource Venture, Water Conservation Resources:

www.resourceventure.org/rv/issues/water/other-resources/index.php


http://www.resourceventure.org/rv/issues/water/other-resources/index.php/

http://www.waterwiser.org/

http://www.drinktap.org/consumerdnn/

http://www.cuwcc.org/

http://www.amwua.org/conservation/facility_managers_guide.htm

F. Green Groundskeeping

This section provides sustainable landscaping and groundskeeping guidelines covering irrigation, plantings, integrated pest management, stormwater filtration and exterior lighting.

Irrigation

Make sure the courtyard’s irrigation system is not watering the plantings during or immediately preceding or following rainy days. Even on dry days, make sure the system is not overwatering the plants or oversaturating the soil. Re-program the system seasonally and as necessary to adjust to weather conditions. If issues arise, consider hiring an irrigation professional to do an irrigation audit.

Make sure all spray and drip spouts are watering planted soil areas only and are not wateringthe pathways or wood deck.

If and when the irrigation system needs to be replaced, install high-efficiency irrigation. Perform regular system checks and maintenance.

Plantings

If and when plantings need to be replaced, either replace with the original planting types or select native/adapted or drought-tolerant plantings. Use California native plants as much as possible. See link below to an online gallery of California native plants.

When major landscape maintenance work is done, property management or the landscape contractor should make sure all tree and plant clippings it hauls away are composted.

The city will issue a green compost bin to the building for landscape debris as well as food waste collection. Consider requesting this bin from the city.

Compost and mulch can be used to keep soil healthy and eliminate or minimize the use offertilizers.

More information: California Native Plants Gallery, Theodore Payne Foundation for

Wildflowers & Native Plants: http://www.theodorepayne.org/gallery/glossary.htm

Bay-Friendly Landscape Guidelines, Alameda County Waste

Management Authority (ACWMA): http://stopwaste.org/home/index.asp?page=188

Integrated Pest Management

Avoid the use of chemical fertilizers, herbicides and pesticides as much as possible. These products are often hazardous to humans. People are not only exposed to outdoor pesticides when they are outside—the chemicals can also be tracked into the building on people’s shoes.

It’s important to remember that not all bugs are harmful pests; some are actually beneficial to plants. As for true pests, there are many ways to prevent and control them without using toxic chemical pesticides or insecticides. San Francisco’s Department of the Environment has an Integrated Pest Management (IPM) Program that provides guidance and resources on safe ways to control and eliminate pests. IPM emphasizes the use of physical barriers, biological controls and other natural forms of pest control to minimize the use of pesticides to the greatest possible degree. City departments are mandated by an ordinance to use IPM practices.


http://www.theodorepayne.org/gallery/glossary.htm

Please see the Department of the Environment’s Integrated Pest Management Training Manual in the Appendix. It provides specific information on the benefits of IPM and on methods of managing a variety of pests, including cockroaches, ants, rodents, flies, fruit flies, fleas and pigeons. If a pesticide must be used, please refer to the San Francisco Reduced-Risk Pesticide List in the Appendix to select an approved lesstoxic pesticide. Check for recent updates of the list at: http://www.sfenvironment.com/aboutus/innovative/ipm/pest_list06/index.htm .

Stormwater Filtration

Rain or stormwater that hits the building site drains into a simple filtration system under the wood patio decking in the courtyard so that it can be absorbed and filtered into the ground rather than run off the site. Check the drainage system periodically to make sure it is working and is not clogged by debris.

Exterior Lighting

To minimize light pollution, make sure that all exterior light fixtures remain pointed down and are not overlighting the area beyond what is necessary for security purposes. Extremely bright lights can create glare and shadows, which can make seeing difficult and compromise security. If new fixtures are added, select full cut-off or downlit fixtures. Make sure exterior lights are not on during daylight hours and that motion sensors are working properly. Also make sure any daylight sensors, controls or time clocks are adjusted as necessary throughout the year as daylight hours change. Use energy-efficient, long-life, low-mercury bulbs. See the Energy and Water Conservation section for more information on lamp selection.

For more information on best practices for the maintenance of outdoor lighting, refer to the Lighting Maintenance chapter, Section D: Outdoor Lighting and Exterior Lighting Maintenance, in The Pennsylvania Green Building Operations and Maintenance Manual, Commonwealth of Pennsylvania w/ Green Seal and the Department of General Services’ Property Management: http://www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363



http://www.sfenvironment.com/aboutus/innovative/ipm/pest_list06/index.htm./

II. Green Materials and Systems at The Plaza Apartments

The first part of this section lists the green materials, finishes and systems used in The Plaza Apartments. In the second part of the section, a few components are described in more detail on Green Product Summary sheets. These are for materials or components that property management and maintenance staff might not have worked with before, as they are not yet commonly used in most buildings. There are product summaries on the building’s roof coating, linoleum flooring and bamboo flooring. The summaries include the products’ green attributes, manufacturer and supplier information, care and maintenance (including cleaning) guidance, as well as tips on disposal, recycling, replacement and installation.

A. List of Green Components

This list provides a general overview of many of The Plaza Apartments’ systems and materials, primarily those that are in some way green or have green maintenance implications. The list is not comprehensive and does not include every component in the building. Please also refer to the detailed product information provided by the contractor, including manufacturer documentation, as-built drawings, material schedules and specifications.

The list is organized into three major sections: Systems and Equipment; Exterior Materials; and Interior Materials, Finishes and Furnishings. Some notes on green product standards and selection/replacement criteria are provided for certain components.

SYSTEMS AND EQUIPMENT

This subsection lists many of the project’s mechanical/HVAC, electrical (photovoltaics and lighting), and plumbing and irrigation systems, as well as appliances.

Mechanical/HVAC

Hydronic heat system:

Central boiler: Raypak 992A (high-efficiency) Storage tank: South Gate Engineering, HST54-84E Hot water pumps:

Heating hot water and domestic hot water pumps: Paco Pumps, 10-15955 Booster water pump: Paco, PacoFlo 9000, Type ES

Radiant heaters in units: Runtal RV-8, RV-12, R2F-2

Ventilation system: Tempco air handler AH-1: RTA-81H (blows air in on each floor)

Refer to the Appendix for the Mechanical Filter Replacement Schedule, which includes recommended filter change-out rates.

Electrical (Photovoltaics and Lighting)

Photovoltaic panels: Mitsubishi 170-watt modules, PV-MF170EB3

See the documentation provided by Sun Light and Power as well as the Electrical Equipment Operations and Maintenance section of the Energy and Water Conservation chapter.

Photovoltaic energy generation system inverter: Xantrex 30 kW, 208 volt, three-phase, PV30208


Lighting: Replace fixtures and lamps with identical or equivalent products—or better yet, even more efficient, longer-lasting and lower-mercury options.

See the annotated lighting schedule and maintenance memo from Architectural Lighting Design in the Appendix, and the notes in the Electrical Equipment Operations and Maintenance section of the Energy and Water Conservation chapter.

For exterior lighting, provide appropriate fixtures and adjust them to avoid up-lighting and prevent light pollution.

Use automated lighting controls and motion sensors in public spaces and for exterior lighting.

Plumbing and Irrigation

Irrigation system: Combination of drip, bubblers and pop-up spray systems (see drawings and specs) Drip and bubbler systems are generally more water efficient than spray systems.

Irrigation controller: Irritrol Controller TC-6EX-B

Toilets: Crane/Universal-Rundle, Atlas 4171, white, ADA compliant, low-flow: 1.6 GPF

Information on ultra-low-flow (ULF) toilets is posted at: http://www.fypower.org/com/tools/products_results.html?id=100139 . For a report comparing performance testing results for various low-flow toilets, see: http://www.savingwater.org/inside_bathroom_toilettest.htm

Showerheads: Symmons Industries 1.5 GPM restricted, low-flow, 4-228-1.5

Appliances

Refrigerators:

In adaptable units: Absocold, Energy Star, ARD1031FW, white In accessible units: Equator 375W, European energy efficiency rated (60 percent more

efficient than standard refrigerators) In community kitchen: GE bottom-freezer refrigerator, Energy Star, GBS22LBM-BB, black

Rangehood fans/filters for electric stoves:

Hood for microwave units: GE JN327HWW Hood for non-microwave units: Panasonic NN-S553WF


http://www.savingwater.org/inside_bathroom_toilettest.htm

http://www.fypower.org/com/tools/products_results.html?id=100139./

EXTERIOR MATERIALS

This subsection lists some of the project’s site, roof, façade, windows and exterior door products and materials.

Doors (Exterior)

Aluminum (painted) w/ glass: Kawneer w/ low-e glass (insulated glass from second floor and up) at exits, retail entrances, corridor balconies, community room and vestibule doors to courtyard

Hollow metal (painted): Forderer Cornice Works at building entry/lobby

Façade

Panels: Parklex 1000 recycled kraft paper and resin core with resin-coated sustainably harvested wood veneer (certified to a European standard), sealed with manufacturer’s standard sealer. No maintenance should be required.

Roof

Roof coating: Johns Manville Topgard 5000, reflective, high-emissivity acrylic elastomeric coating, Energy Star rated, white (The coating is applied over a built-up roof: Johns Manville 4GIC.)

See the Green Product Summary for roof maintenance information.

Walking pads: Malarkey Roofing Products #14, recycled rubber walkboard pads

Site (Courtyard)/Landscaping

Decking: Ipê wood (No maintenance necessary; no need to apply sealer.)

Plantings: Bamboo, etc. (See landscape plantings schedule.)

Windows/Glazing

Aluminum storefront windows: PPG Solexia, and SAFTI Superlite II-XL, and Torstenson Glass Company’s Industrex. Glazing: Low-e insulated glass, some windows lightly tinted to minimize heat gain (See window schedule for details on each type.)


INTERIOR MATERIALS, FINISHES AND FURNISHINGS

This section lists most of the interior products, including insulation, interior doors, flooring, cabinetry/casework, paints and coatings, other wall finishes, adhesives and unit furnishings.

Adhesives, Sealants, Caulks

Low-VOC adhesives for all interior applications. The following are a few examples of the low-VOC adhesives used in the construction of this building:

Carpet tile adhesive: Taylor 2027 Carpet pad adhesive: Parabond M-4259 Concrete sealer (for concrete exit corridors): L&M Construction Chemicals Dress & Seal WB

Refer to the information provided by the architect and contractor for a list of other low-VOC products used for flooring adhesive, cove base adhesive, joint sealer, epoxy bonding adhesive, multipurpose/concrete grout, etc.

Avoid the indoor use of sealants that contain the following: butyl rubber, solvent-based acrylic, neoprene, methylene chloride and chlorinated hydrocarbons. Low-VOC sealants are often water-based and non-solvent-based. Adhesives and sealants should not exceed the VOC limits set by the South Coast Air Quality Management Board (SCAQMD) and the Bay Area Air Quality Management District (BAAQMD):

SCAQMD Rule 1168: www.aqmd.gov/rules/rulesreg.html BAAQMD Regulation 8, Rule 51: www.baaqmd.gov/dst/regulations/index.asp

Cabinetry/Casework and Countertops

Substrate (for cabinets, reception desk): Wheatboard—Dow WoodStalk is what was installed, but it is no longer available. For future cabinetry, select another wheatboard/strawboard product such as MeadowBoard from Meadowood Industries or PrimeBoard (now owned by Masonite). Be sure to use a nontoxic or low-toxic/low-VOC adhesive for adhering the laminate or veneer to the substrate.

Glass countertop (reception desk): Vetrazzo recycled glass from Counter Production in Berkeley

Other casework materials used, which are not universally considered to be green: Plastic laminate (unit countertops): Wilsonart Solid plastic polymer (community kitchen countertop and splash): Dupont Corian Wood veneer (community kitchen cabinets, elevator lobbies, first floor vestibule, and

reception casework and ceilings): Prefinished cherry veneer

Doors (Interior)

Solid-core wood w/ birch veneer: Marshfield Doors, Signature Series, custom cherry stain (at unit entry, first floor offices); with glass lite (at second-floor offices, community room storage, laundry room entry)

Solid-core painted wood: Curries 707 & 727 (electrical closet, first-floor bathrooms, first-floor pantry, basement green room)

Hollow metal (painted): Forderer Cornice Works (at stairwell, janitors’ closet, trash rooms, first-floor elevator lobby, basement storage, basement elevator lobby, basement stair)


http://www.baaqmd.gov/dst/regulations/index.asp/

http://www.aqmd.gov/rules/rulesreg.html

Flooring

Bamboo: Nizkad Import, prefinished strips (first-floor and elevator lobbies; community room)

See the Green Product Summary in the following section for care and maintenance information.

Carpet: In units: Patcraft Eco Solution Q solution-dyed nylon, roll, custom pattern saved by

manufacturer for 50-yard minimum order, 45 percent minimum recycled content. A unit’s carpet should be replaced whenever there is resident turnover in the unit, unless the carpet is still new/clean.

In corridors and offices: Collins & Aikman, Habitat Effect 57010, 18" x 18" modular carpet tiles, 45 percent recycled content; nylon with ER3 100 percent recycled content, thermally bonded reinforced backing system; adhesive recommended by C&A (nontoxic): Taylor 2027 Pressure-Sensitive Adhesive. Call C&A for carpet take-back/closed-loop recycling: 800.241.4080 or 800.248.2878.

Both of these carpets meet the Carpet and Rug Institute’s (CRI) Green Label IAQ testing standards. All replacement carpet and any carpet adhesive and cushion should meet the CRI Green Label Plus (or at least the regular Green Label) standards for indoor air quality.

Ceramic tile: Daltile ceramic mosaic, w/ latex thinset (nontoxic) cement (in community kitchen/pantry)

Concrete (exposed): Sealed w/ L&M Construction Chemicals Dress & Seal WB, water-based, low-VOC (in exit corridors)

Linoleum: Forbo Marmoleum (unit kitchens—w/ acoustical backing; nurse’s office; community room closets)

See the Green Product Summary in the following section for care and maintenance information.

Rubber: Noraplan Mega, recycled content (but not from tire waste), elastic, 4.0-mm-thick rolled sheets (in bathrooms w/ bathtubs—non-padded rubber; laundry room—padded rubber)

Stone tile: American Slate, 3/8" Silver Grey, 12" x 12", with Laticrete grout (first-floor and elevator lobbies; community room; vestibule)

Other flooring materials used, which are not universally considered to be green: Epoxy resin flooring: Selby/Selbatwede 41 (in first-floor trash room; bathrooms w/ showers) Abrasive vinyl sheet flooring: Altro Walkway (in trash rooms/janitors’ closets). Cleaning

suggestions available at www.altrofloors.com/install/install_eng.asp.

Insulation

Fiberglass batt: Johns Manville fiberglass, recycled content and formaldehyde-free

EPS board (for roof insulation): 30 percent post-industrial recycled content

Paints and Coatings

Interior wall paint (for gypsum board walls and concrete walls): ICI Lifemaster 2000, no-VOC, lowodor interior acrylic resin latex paint. Use a semigloss in bathrooms, community kitchen/pantry, trash rooms, and nurse’s office; eggshell elsewhere. ICI Paints in San Francisco: 415.673.6927.


http://www.altrofloors.com/install/install_eng.asp./

If any other interior wall paint will be used in the building in the future, make sure that it is another low-VOC (or no-VOC) paint that does not exceed the VOC limits set by the Green Seal GS-11 standard: 50 g/l for flat paint, 150 g/l for non-flat. All major paint manufacturers now have at least one line of low-VOC paint.

Interior wood paint (used on wood doors, trim, baseboards, etc.): ICI low-VOC alkyd or 100 percent acrylic enamel

Concrete sealer (for vertical exposed concrete): Prosoco Graffiti Barriers, Blok-Guard & Graffiti Control II, low-VOC

Metal paint (for metal in corridors): ICI alkyd or 100 percent acrylic enamel

Transparent wood finish (in corridors): Low-VOC water-based acrylic modified urethane conversion varnish

Other Wall Finishes

Ceramic tile: Daltile 2" x 2" Ceramic Mosaic, with latex thinset cement (in bathrooms)

Composite stone: Bellstone Surroundstone (shower/bath surrounds)

A wall finish that is not typically considered green but may have been selected for its performance, durability and maintenance attributes, which are green qualities, is used in the janitors’ closets: Fiberglass-reinforced plastic panel system, Kemlite Company

Unit Furnishings

Furniture (bedside table and dresser): Ecodura Furniture, an Oakland company:

510.444.5000 Window mini-blinds: Window Fashions, Bali CustoMiser, aluminum, Navajo

white.


B. Green Product Summaries with Maintenance Guidelines

Roof Coating

Linoleum Flooring

Bamboo Flooring


GREEN PRODUCT SUMMARY

Roof Coating

Manufacturer/brand: Johns ManvilleProduct line/style: TopGard 5000 acrylic elastomeric coating, white

Manufacturer Contact Info: Johns Manville Denver, CO 1.800.654.3103 Email: www.jm.com, www.jmcoolroofs.com

Local Suppliers/Contractors: Alcal Roofing, Hayward; Enterprise Roofing, Concord; Alliance Roofing, San Jose

TopGard 5000 is a 100-percent-acrylic, elastomeric reflective coating applied over TopGard Base Coat. It is used over both modified and built-up roofing systems for commercial/industrial roofs. On The Plaza Apartments building, it was used over a Johns Manville 4GIC built-up roof.

According to the Cool Roof Rating Council (www.coolroofs.org), “By reducing typical roof surface temperatures by 50ºF or more, cool roofs provide a number of potential immediate and long-term benefits to building owners and managers.” These include lower utility bills for cooling (by reducing the building’s heat gain), greater occupant comfort, a lessened heat island effect for the surrounding community, lower roof maintenance costs and longer roof life. According to The Pennsylvania Green Building Operations and Maintenance Manual, a light-colored reflective roof coating will help “extend the life of the roof by reflecting the UV rays in sunlight that break down many roofing materials.” Coatings typically last approximately 10 years.

Green Attributes

Energy efficient: Meets or exceeds the emissivity and reflectivity (i.e., high albedo) requirements of California Title 24 as certified by the Cool Roof Rating Council, LEED roof requirements and ENERGY STAR reflectivity requirements

Durable: Acrylic is very durable and provides seamless waterproofing; exceeds ASTM D6073 requirements for tensile strength, elongation, wet adhesion and weatherability

Mold-resistant: Zero growth rating for fungi resistance

CARE & MAINTENANCE

The Johns Manville website states: “Due to normal wear and tear, some degradation of roof reflectivity can be expected, particularly within the first few years. Low-slope roofs may accumulate more dirt and debris because they’re not as easily washed by rain. Good maintenance procedures can minimize degradation and maximize energy savings.”

The Lawrence Berkeley Laboratory’s Heat Island Group has studied the effects of weathering and accumulation of dirt (primarily black carbon) on the reflectivity of high-albedo roof coatings and has found


http://www.coolroofs.org/

http://www.jmcoolroofs.com/

http://www.jm.com/

that albedo decreased the most during a roof’s first year. However, they also found that washing the roof with a mild soap and water restored the initial reflectivity values.

Global Green USA’s Public Housing Authority Energy Efficiency Toolbox states: “To maintain the reflectance of the roof, keep it free of dirt, soot and microbial growth. Lawrence Berkeley Laboratory recommends washing the roof annually. Providing good drainage is also essential to keeping the roof reflectance high. A good drainage system will reduce the moisture build-up on your roof that causes algae growth.”

The Pennsylvania Green Building Operations and Maintenance Manual recommends the following roof maintenance procedures:

Perform routine roof inspections monthly, and perform a roof inspection after severe weather. In addition, “qualified staff should thoroughly inspect the roof twice a year (once in the spring and once in the fall) to identify problems such as any split seams, separated layers, failed flashings, clogged drains and surface punctures. The inspections should include an examination of the building interior areas directly below the roof.”

Keep roofs clean and free of debris. Remove any vegetation at the roots, and patch up any holes in the roof membrane. Also, “grease from exhaust fans, oil leaking from HVAC units, and air pollutants can damage roof materials.”

Keep drainage systems clear. Keep roof access limited to authorized personnel to minimize foot traffic.

The manual also suggests painting the rooftop equipment with white or light-colored paints (when the equipment needs to be painted) in order to extend the “cool roof” benefits beyond the roof surface itself.

REPLACEMENT/INSTALLATION TIPS

The product is available in 5-gallon pails, 55-gallon drums and 275-gallon totes.

Request the manufacturer’s literature for installation instructions.



Linoleum Flooring

Manufacturer/brand: ForboProduct: Marmoleum

Pattern: Van Gogh in apartment units Type: Acoustic with polyolefin foam in apartment units

Locations in the building: Apartment kitchens, the nurse’s office and the community room closets

Manufacturer Contact Info: Forbo Flooring Hazleton, PA 1.800.842.7839 or 1.866.Marmoleum Email: [email protected] www.themarmoleumstore.com

Local Suppliers: FloorCraft, Linoleum Larry’s, Abbey Carpet (all in San Francisco)

This product, also known as natural linoleum, is different from vinyl flooring, which is sometimes generically referred to as linoleum. It is available in sheets or tiles. Natural linoleum is an environmentally preferable and more durable alternative to vinyl flooring. Vinyl flooring contains polyvinyl chloride, or PVC. Dioxin is a by-product of PVC production, so it is extremely toxic in the manufacturing process and if burned. It should be noted that natural linoleum can offgas aldehydes from the linseed oil, and that odor has been known to bother some people. Natural linoleum is currently manufactured in Europe, so its transportation is energy intensive. However, the energy used in its manufacturing is relatively low.

Green Attributes

Made of natural, biodegradable, renewable materials: Linseed oil, pine rosin, wood flour, cork flour and limestone, with a jute backing; contains no heavy metals or PVC

Durable: Typically lasts 30 to 40 years compared to only 10 to 15 years for vinyl flooring; material is very resilient and hardens over time; the pattern/color is dyed all the way through for even wear

Recycled content from factory production waste Low toxic: Has met the stringent California Section 01350 emissions testing standards

(Forbo’s sheet linoleum passed this test for use in the California East End Building 225 in Sacramento); its adhesives are also low-VOC and 100 percent solvent-free.

Low maintenance: Natural linoleum does not need to be waxed (see below)

Mold resistant: Linseed oil naturally kills bacteria and mold

Anti-static: Natural linoleum repels dust and dirt

CARE & MAINTENANCE

Care Keep linoleum flooring dry most of the time. It can degrade over time if it is subject to standing water or continuous moisture. If additional protection is needed, the flooring can be sealed or re-sealed. Use


http://www.themarmoleumstore.com/

Marmoleum Floor Finish or equivalent. See Forbo’s Caring for Your Marmoleum sheet in the Appendix for instructions on finishing.

Some colors of linoleum—particularly blue and gray shades—will occasionally get a yellow cast on the surface due to oxidation of the linseed oil. This is only temporary and will disappear when the area is exposed to light.

Cleaning Linoleum is low-maintenance flooring. Do not strip and wax it like vinyl flooring. Instead, for regular maintenance, simply sweep or dry mop it with a dust mop, electrostatic cloth, broom or vacuum. And occasionally, when the floor needs a deeper cleaning, wipe it with a damp cloth or mop using a mild detergent diluted in water, or one tablespoon of vinegar per 5 liters or 8.5 pints of water. Do not use ammonia or other highly alkaline or high-pH products. Forbo’s nontoxic Marmoleum Concentrated Floor Cleaner is formulated specifically for these floors. Do not use a lot of water for mopping. And never use furniture polish or silicone products on the linoleum.

Repairing Scratches/Removing Adhered Dirt and Stains Areas of the floor that have scratches, cuts or adhered dirt should be buffed with a soft nylon brush, nylon cleaning pad or scrubbing sponge. For larger areas or ingrained dirt, use a small rotary floor machine or wet vacuum cleaner system. Then apply a light coat of the finish/sealer.

For persistent stains (e.g., from glue, varnish, ink, wine), remove the surface finish, rub the stained area with a nylon cleaning pad and undiluted Marmoleum Concentrated Floor Cleaner; leave that on for 2 to 3 minutes, then rinse with clear water. Repeat as necessary and, when dry, apply a small amount of polish.

DISPOSAL/RECYCLING

Natural linoleum is made of nontoxic and biodegradable materials, so it can safely be disposed of in landfills. There is currently no alternative to landfill disposal or incineration for this product.


Hire an installer—preferably a manufacturer-certified installer—who has experience with installing natural linoleum, as the procedure requires skill and the proper tools. It is a different procedure from vinyl flooring installation. Also, linoleum expands somewhat over time, making the seams tighter, so installation should account for this expansion.

The installation instructions provided in The Materials Handbook from the Mayor’s Office of Housing and Asian Neighborhood Design are as follows: “Linoleum should be allowed to acclimate to the environment in which it will be installed for at least one week prior to installation. A smooth substrate is very important, as any irregularities in the subfloor will telegraph through the finish floor. If installing in an existing building with an irregular surface, it may be necessary to first cover the existing surface with quarter-inch plywood. Linoleum can be installed over a slab or gypcrete, but the subsurface must be tested for water content. If it is too wet, the linoleum may buckle. Full glue-down application with water-based low-VOC adhesives is recommended.” Forbo’s adhesives (T940 and L910) meet California’s stringent SCAQMD VOC standards. “Be sure to use adhesives specifically manufactured for linoleum as opposed to glues made for other sheet products such as vinyl. Linoleum expands and will form bubbles unless fully glued down in place. Heat-sealed seams should be specific in damp areas to prohibit water intrusion, though be aware that the heat welding will create a visible seam. Glued seams, by contrast, are virtually invisible.”

If a sealer/finish will be applied, use Forbo’s low-VOC polyurethane Marmoleum Floor Finish. See the Appendix for Forbo’s instructions on applying the finish.


Due to the offgassing of the linseed oil in linoleum, it is a good idea to let the newly installed flooring air out for a few days with windows opened before the room is occupied. It is also a good idea to wait at least five days for the adhesive to cure fully before wet mopping the newly installed floor or moving heavy furniture on it.

More information is available on Forbo’s website. A downloadable Marmoleum Care Guide is available at www.themarmoleumstore.com .


http://www.themarmoleumstore.com./


Bamboo Flooring

Manufacturer/brand: Nikzad Import, Inc.Product: Prefinished bamboo strips

Vertical grain, Carbonized Light color, Aluminum oxide finish

Locations in the building: First-floor and elevator lobbies; community room

Manufacturer Contact Info: Nikzad Import Los Angeles, CA 1.866.322.6266 or 323.733.1444 Email: [email protected] www.nikzad.com

Bamboo is a fast-growing grass that can typically be harvested in a three- to five-year cycle. It is made into many types of materials, including flooring. It is very strong and durable as well as aesthetically pleasing. Most bamboo for flooring is grown in Asia, so its transport to North America results in significant embodied energy. There are not yet certification standards for the sustainable harvesting of bamboo. Some bamboo flooring manufacturers use resin binders that contain formaldehyde, but others (including Nikzad) do not.

Green Attributes

Rapidly renewable: Bamboo is a fast-growing grass with a short harvest cycle. Durable and strong: Bamboo is extremely hard, as hard as or harder than many hardwoods,

including red oak and maple. It typically lasts 30 to 50 years. Low-toxic: Formaldehyde-free binders. Nikzad’s Urethane adhesive is also low-odor and

complies with California’s VOC limits. Low-maintenance: Bamboo flooring does not need to be waxed (see below).

CARE & MAINTENANCE

Nikzad warrants all of its laminated bamboo planks to be free from defects for a lifetime. The company will replace any defective planks and finish material. The company also offers a two-year wear-through warranty for commercial application of its flooring finish, with certain exclusions. See Nikzad’s website or contact the company.

Care Do not wax the bamboo flooring. Some manufacturers recommend applying an additional coating of urethane every year for high-traffic commercial areas or every two to three years for medium- traffic areas.

Keeping the room temperature moderate and stable and maintaining relative humidity at around 50 percent will help minimize contraction and expansion of the flooring, which should keep it from cracking.

Keep the flooring dry as much as possible. Wipe up spills immediately and place walk-off mats at entrance doors. Avoid rubber or other non-ventilated mats. The use of mats should also reduce the amount of


http://www.nikzad.com/

abrasive materials (pebbles, glass pieces, etc.) tracked onto the flooring from outside. To keep the floor from being dented, put protectors under furniture feet and use wide casters on caster-wheeled chairs.

If the floor gets nicked or scratched, bamboo flooring can typically be sanded, buffed and resealed, just like hardwood floors.

Cleaning Sweep or vacuum bamboo floors frequently to avoid the build-up of abrasive particles.

When mopping the floor, use a damp—not wet—mop only, or use a padded cleaning head on a vacuum cleaner. Cleaning with water is usually enough, but if a floor cleaner is necessary, most non-alkaline cleaners used on hardwood floors can also be used on bamboo floors. Select a mild, nontoxic product (see the Green and Healthy Housekeeping chapter for criteria). Again, do not use wax on bamboo flooring. If you do use a floor-cleaning product, be careful to spread it evenly over the flooring surface, and don’t let it pool.

If an oily substance such as asphalt residue is tracked onto the flooring, clean it up quickly, as it can cause stains. Do not use abrasive materials such as steel wool or scouring powder on bamboo flooring, as they could damage its finish.

Many of these recommendations were gathered from another bamboo flooring manufacturer and other sources, not directly from Nikzad. See the product documentation provided by the contractor, or contact the company for more specific instructions.

DISPOSAL/RECYCLING

Bamboo is a natural, biodegradable material, so it can be safely disposed of in a landfill. However, first consider giving it to a reclaimed/salvaged wood company or donating it elsewhere for reuse. Alternatively, if the finish and adhesive are removed, it could also be burned for heat/energy.


Select tongue-and-groove or nail-down flooring to minimize or eliminate the need for an adhesive. If an adhesive must be used, select a low-VOC adhesive. Nikzad’s Urethane adhesive is low odor and complies with California’s VOC limits.

The installer should conduct as much sawing and sanding as possible outside the building to minimize air quality impacts.

For detailed installation instructions, go to www.nikzad.com/bambooinstallation.php

Sources: Nikzad website; BuildDirect University (builddirect.com), and Duro-Design bamboo website


http://www.nikzad.com/bambooinstallation.php/

APPENDIX

TABLE OF CONTENTS

1. The Plaza Apartments Project design team directory 2. Mechanical Filter Replacement Schedule for The Plaza Apartments 3. Lighting Maintenance and Lamp Schedule for The Plaza Apartments from

Architectural Lighting Design (with supplemental notes) 4. Linoleum (Marmoleum) Maintenance Guide from Forbo 5. Integrated Pest Management (IPM) Training Manual from SF Environment 6. Hazardous Wastes information sheet from SF Environment 7. Fluorescent Lamp Recycling brochure from SF Environment 8. Public Transit Information and Map 9. Resources for More Information


1. The Plaza Apartments Project design team directory

PROJECT Public Initiatives Development CorporationSPONSOR 770 Golden Gate Ave. 3rd Floor

San Francisco, CA 94102

PROJECT SPONSOR’S CONSULTANTS

Construction Armando VasquezManager Architecture + Construction Management

1247 Florida St.San Francisco, CA 94110

Geotechnical Treadwell & Rollo501 14th Street, 3rd FloorOakland, CA 84612

Surveyor Geotopo630 20th Street, 2nd FloorOakland, CA 96612

ARCHITECTArchitects Leddy Maytum Stacy Architects, Inc.of Record 677 Harrison Street


Associated Paulett Taggart Architects AIAArchitects 501 Greenwich St.


ARCHITECT’S CONSULTANTS

Structural OLMM Consulting EngineersEngineer 1404 Franklin St. Suite 350

Oakland, CA 94612

Green Operations and Maintenance 50

Erin CarsonSenior Project ManagerPh. (415) 749-2535Fax (415) [email protected]

Armando Vazquez

Ph/fx. (415) 695-1236Cell (415) [email protected]

Craig Shields

Ph. (510) 874-4500Fax (510) [email protected]

John Lewis

Ph. (510) 763-2239Fx. (510) [email protected]

Tel (415) 495-1700Fax (415) 495-1717

Richard [email protected]

Roberto [email protected]

Tel (415) 956-1116Fax (415) 956-0528

Paulett [email protected]

Chris [email protected]

Tel (510) 433-0828Fax (510) 433-0829

Yogesh Mehta, Principal (x16) [email protected]

Wye-Ming Choo, Senior [email protected]

The Plaza Apartments

Mechanical C + B Consulting EngineersEngineer 449 10th Street


Electrical POLA Design + Engineering ServicesEngineer The Rincon Center

101 Spear St. Suite 225San Francisco, CA 94105

Acoustical Thorburn & AssociatesEngineer 20880 Baker, PO Box 20399

Castro Valley, CA 9454694546

Lighting Architectural Lighting DesignConsultant 370 Brannan Street


Waterproofing Simpson Gumpertz HegerConsultant The Landmark at One Market St. Suite 600


Civil Engineers Telamon Engineering Consultants445 Grant Ave. 6th FloorSan Francisco, CA 94108

Elevator Hesselberg KeeseeConsultant 221 Main St. Suite 1580


REVIEWING AGENCY - Permanent Lender

San Francisco San Francisco Redevelopment AgencyRedevelopment 770 Golden Gate Ave. 3rd FloorAgency San Francisco, CA 94102


Tel (415) 437-7330Fax (415) 437-7333

Igor Tartakovsky, President (x102)Cell. (415) [email protected] (415) 765-0451Fax (415) 765-0450

Joe Canlas, Project Manager [email protected]

Tel (510) 886-7826Fax (510) 886-7828

Steve [email protected]

Tyler [email protected]

Tel (415) 495-4085Fax (415) 495-4660

David [email protected]

Tel (415) 495-3700Fax (415) 495-3550

Ken [email protected]

Jeff [email protected]

Tel (415) 837-1336Fax (415) 837-1354

Mennor [email protected]

Lachezar [email protected]

Tel. (415) 243-0313Fax. (415) 243-0781

Jake [email protected]

Vanessa Dandridge,Development SpecialistPh. (415) 749-2452Fax (415) 749-2590

[email protected]


Jill O’Brien, Const. Specialist Ph. (415) 749-2428 Fax (415) 749-2590 Jill.O'[email protected]


2. Mechanical Filter Replacement Schedule for The Plaza Apartments

MECHANICAL EQUIPMENT FILTERS

AH-1 Location: Rooftop Service: Corridor supply air Bag Filters: Six (6), 95% efficient, 6” deep bag filters. Bag Filters Change Out Rate: Filters shall be inspected every three (3) months and changed if loaded. At a minimum filters shall be changed at least every twelve (12) months. Disposable Filters: Six (6), 30% efficient, 1” deep pre filters. Disposable Filters Change Out Rate: Filters shall be changed every three (3) months.

SF-2 Location: Basement Service: Electrical Room outside air Disposable Filters: Two (2), 30% efficient, 1” deep pre filters. Disposable Filters Change Out Rate: Filters shall be changed every three (3) months.

SF-3 Location: Basement Service: Fire Pump Room outside air & HP-1 ventilation air Disposable Filters: Two (2), 30% efficient, 1” deep pre filters. Disposable Filters Change Out Rate: Filters shall be changed every three (3) months.

FCU-1 Location: 1st Floor Restroom Service: 1st Floor Offices Disposable Filters: One (1), 30% efficient, 1” deep pre filter. Disposable Filters Change Out Rate: Filter shall be changed every three (3) months.

FCU-2 Location: 2nd Floor Flex Room Service: 2nd Floor Offices Disposable Filters: One (1), 30% efficient, 1” deep pre filter. Disposable Filters Change Out Rate: Filter shall be changed every three (3) months.

Please note that the above change out dates are recommendations. The filters may be changed more often if the maintenance personnel observe that the filters are loaded over shorter periods. It is important to establish a good filter inspection and replacement schedule to avoid dust and debris carry over into the ductwork and to maintain good indoor air quality.


3. Lighting Maintenance and Lamp Schedule for The Plaza Apartments from Architectural Lighting Design (with supplemental notes)

ARCHITECTURAL LIGHTING DESIGN

300 Brannan Street #405 San Francisco CA 94107 Tel. 415 495-4085 Fax. 415 495-4660

Re: Plaza SRO at 6th and Howard StreetsLighting Maintenance

We have designed the lighting system for superior performance, low energy use, and easy maintenance. To simplify maintenance, we have kept to a minimum the number of different lamp types. Enclosed is a list of lamps used in the project - please forward to your client for their use in ordering replacements.

We suggest opening an account at a local electrical distributor to establish an ongoing relationship with a knowledgeable source of replacement lamps. Lamps purchased in quantity from a reputable distributor are less expensive than lamps bought individually at a hardware store.

Electrical distributors are listed in the yellow pages under "Electric Equipment and Supplies - Wholesale". In San Francisco, we suggest the following lamp distributors.

Independent Electric 550 Townsend Street San Francisco CA 94103 Tel. 415 861-8558Fax. 415 861-8575

City Lights 1585 Folsom Street San Francisco CA 94103 Tel. 415 863-2020Fax. 415 621-6050

Maltby Electric 336 7th Street San Francisco CA 94103 Tel. 415 863-5000Fax. 415 863-5011

[Note: The editor of this manual has added some bracketed notes to this memo, based on review input from EnviroSpec.]

Please note the following additional items:

1. Lamp Manufacturers: Where no manufacturer is named, use lamps from General Electric, Osram/Sylvania, or Philips. [Manual Editor’s Note: Philips currently makes the lowest-mercury fluorescent lamps; Sylvania has started to make some low-mercury lamps now, as well. GE does not yet specify the exact content of mercury in its lamps, but many of their lamps still contain mercury at levels that exceed the limits specified in LEED-EB credit requirements.] Where a specific


manufacturer is named, use lamps from that manufacturer only. Ordering codes vary slightly from manufacturer to manufacturer, but the ordering codes shown in this list give enough information for a lamp sales distributor to cross-reference.

2. Lamp Life: Hours listed are the average rated lamp life as shown in the lamp manufacturer's catalog. In the real world, lamp life may be shorter than the average rated lamp life. . [Manual Editor’s Note: All lamp-life ratings for T8 fluorescent lamps should be based on their use with instant start ballasts, since most efficient lamp systems utilize them; while these ballasts are more efficient, they can shorten lamp life. T5 fluorescent lamp-life ratings should be based on programmed start ballasts.]

3. Safety: Turn off power and follow manufacturer's instructions when relamping.

4. MR16 Lamps: Use General Electric "Precise Cover Glass" or Philips "Continuum Color-MRC" lamps only. [Editor’s Note: The lamp schedule below specifies Philips Masterline, rather than Continnuum. The Masterline line is now called Halogen MR Energy Advantage; there is a 35-watt Energy Advantage lamp that produces as much light as 50-watt lamps, and has a long lamp life of 5,000 hours. And Philip’s Continuum line now has a Halogen MR Long Life that is rated at 6,000 hours.] These lamps have longer life, lower energy use, and better color consistency than generic MR16 lamps. Be careful to relamp with the proper wattages and beamspreads as noted in the list below.

5. Halogen Lamps: Halogen lamps get very hot; be sure lamps have cooled down before relamping. Avoid touching glass filament enclosure with bare fingers because skin oil can cause the lamp to explode. Be sure protective glass or wire screen is in place before turning fixture on. [Editor’s Note: Halogen lamps are not efficient.]

6. Metal Halide Lamps: Metal halide lamps may explode near the end of life. This is very rare -- we have never seen it happen, but the lamp manufacturers are aware of some occurrences. Turn off metal halide fixtures at least once a week -- most lamps near end-of-life will refuse to re-start before they get to the point where they are likely to explode. If protective glass lenses are provided with fixtures, be sure these are in place before turning fixtures on.

7. Lamp Disposal or Recycling: Fluorescent and metal halide lamps contain very small amounts of mercury. Because mercury is considered a hazardous material, there may be state or local regulations that govern disposal of these lamps. [Editor’s Note: In the state of California, the Department of Toxic Substances Control requires all mercury-containing lamps to be recycled. Both fluorescent and metal halide HID lamps contain mercury and are considered haazardous “universal” waste. It is illegal to dispose of them as regular trash. Exit signs that contain compact fluorescents and neon signs also contain mercury.]

As an alternative to disposal as hazardous wastes, fluorescent lamps can be recycled. Information on lamp recycling can be found at www.nema.org/lamprecycle/ [Editor’s Note: See the “Fluorescent Lamp Recycling” flyer from SF Environment, in the Appendix. For more information, call 415-330-1425 or 355-3777.]

8. Ballasts: Fluorescent, metal halide, and high pressure sodium fixtures have ballasts to regulate current inside the lamps. Ballasts can be expected to last five to fifteen years. Electronic ballasts for fluorescent lamps have a three-year warranty which includes a labor allowance. Because ballasts last a long time and because ballast technology is improving rapidly, we have not included a ballast replacement list -- instead, we suggest that as ballasts need replacement you should work with your lamp distributor to find replacement ballasts with the latest features. [Editor’s Note: Extra-efficient electronic ballasts are available for some T8 lamps, particularly the 4-foot models.]


http://www.nema.org/lamprecycle/

Lamp Average QuantityLamp Life to Keep

(hours) in StockLINEAR FLUORESCENTSF32T8/830/ECO or ALTO; [and ADV or HL; and long-life PLUS/XL/XP] 15,000 10Fluorescent 4-ft. 32 watt T8, 3000 color, 82 CRI, low-mercury [ <5 mg; [20,000-Philips and Sylvania’s available with only 3.5 mg] 24,000

avail.]F25T8/830/ECO or ALTO, [and long-life: PLUS/XL/XP] 15,000 5Fluorescent 3-ft. 25 watt T8, 3000 color, 82 CRI [20,000-[Low-mercury: <5 mg] 24,000

avail.]F17T8/830/ECO or ALTO, [and long-life: PLUS/XL/XP] 15,000 5Fluorescent 2-ft. 17 watt T8, 3000 color, 82 CRI [20,000-[Low-mercury: <5 mg] 24,000

avail.] F54T5HO/830/ECO or ALTO 20,000 5Fluorescent 4-ft. 54 watt T5 high output, 3000 color [Low-mercury: <5 mg; Philips’ ALTO has only 1.4 mg] F39T5HO/830/ECO or ALTO 20,000 5Fluorescent 3-ft. 39 watt T5 high output, 3000 color[Low-mercury ALTO available: <5 mg]F24T5HO/830/ECO or ALTO 20,000 10Fluorescent 2-ft. 24 watt T5 high output, 3000 color[Low-mercury ALTO available: <5 mg]

COMPACT FLUORESCENTSCFTR32W/GX24q/827 10,000 10Fluorescent 32 watt triple-tube, 2700 color [12,000[Low-mercury: <5 mg] avail.]CFQ26W/G24q/827 10,000 10Fluorescent 26 watt quad-tube, 4-pin base, 2700 color [12,000[Low-mercury: <5 mg] avail.]CFQ13W/G24q/827 10,000 10Fluorescent 13 watt quad-tube, 4-pin base, 2700 color [12,000[Low-mercury: <5 mg] avail.]CFT13W/GX23/827 10,000 10Fluorescent 13 watt quad-tube, 2-pin base, 2700 color [Low-mercury: <5 mg] [Note: 2-pin lamps run on magnetic ballasts, which are not efficient]

METAL HALIDE: 9,000 5CMH35PAR20/FL/3K Ceramic metal halide 35 watt PAR20 floodlight with 30-degree beam, 3000 color

HALOGENS


Q50MR16/C/CG40Halogen 50 watt MR16 with infrared dichroic coating, cover glass, and

40o beam, General Electric "Precise Cover Glass", or Philips "Masterline MRC"[Philips’ Masterline line is now called Halogen MR Energy Advantage; there is a 35-watt Energy Advantage lamp that produces as much light as 50-watt lamps, and has a long lamp life of 5,000 hours. And Philip’sContinuum line now has a Halogen MR Long Life that is rated at 6,000 hours.]Q200T3/CL, 120VDouble-ended halogen 200 watt, clear[Note: This is a high-wattage, inefficient lamp.]


3,000 10[5,000-

6,000avail.]

3,000 2


4. Linoleum (Marmoleum) Maintenance Guide from Forbo

L I N O L E U M M A I N T E N A N C E “RESIDENTIAL”

Your MARMOLEUM® floor is designed to last for many years. With a little care and attention it will stay looking good through out its life. The floor takes more punishment than almost any other furnishing in your home and we have designed a finish and a cleaner especially for your MARMOLEUM® floor. These will make cleaning easier and enhance the richness of the colors.

Question What do I need to do after my MARMOLEUM® is installed?

Answer You can use the floor at once. If you wish, sweep or dry vacuum the floor but wait at least 5 days after installation before wet mopping or moving heavy furniture. This gives the adhesive time to “cure” and become more resistant to moisture, and indentation.

Question What then?

Answer Your floor may look fine and you may feel there is no need for any cleaning or maintenance at this time. However, adding a floor finish at an early stage will make cleaning easier and less frequent in the long run. We recommend the following procedure:

1. Sweep/dust mop the floor or, better still vacuum the floor. 2. Damp mop the floor with MARMOLEUM Concentrated Floor Cleaner at the

correct dilution. Do NOT flood the floor or use too much water. If there are

any spots of surplus adhesive these should be removed by rubbing with a kitchen nylon pad.

3. Rinse the floor with a clean mop - add one tablespoon of vinegar per 5 liters (8 ½ pints) of water. This ensures any alkaline residues are neutralized. MARMOLEUM is made from natural raw materials and harsh alkalis or high pH (such as Ammonia or similar products) should be avoided.

4. Allow to dry.

5. Apply 2 thin coats of MARMOLEUM® Floor Finish. Use a clean lint free cloth or, better still, a well squeezed out fresh mop head (if the same mop head for cleaning is used ensure it is thoroughly cleaned) and apply the finish evenly, working backwards. Make sure you do not apply polish to wall base, carpets, furniture etc. ALLOW THE POLISH TO DRY BETWEEN COATS (usually between 30-40 minutes). If you prefer a higher gloss level apply a third thin coat.


Question How often should I clean my floor?

Answer This will depend on how much use it gets and whether dirt has been trafficked in from outside. Sweeping/dust mopping or vacuuming is likely to be the most frequent procedure. If the floor is muddy it can be cleaned with a damp mop, making sure the dirt is rinsed out of the mop and not spread back on the floor. If soiling is tenacious use MARMOLEUM® Concentrated Floor Cleaner as previously instructed. After several such applications, you may wish to apply one or more further thin coats of MARMOLEUM® Floor Finish to restore the gloss level. Do not over apply finish to areas (such as along wall base) which are not walked on as this just causes unnecessary build-up of polish. The need to apply Finish will vary dramatically according to circumstances, from perhaps every couple of months to annually.

Question What if my floor is really dirty with ingrained dirt?

Answer Adhered dirt will have to be removed with friction. A scrubbing sponge (i.e. SOS, Scotch-Brite) or nylon brush is ideal. On larger floors you can use mechanical methods. Small rotary floor machines and wet vacuum cleaners such as the Bissel system are very good at cleaning and removing the ingrained dirt. After cleaning, allow to dry completely before re-applying the MARMOLEUM® Floor Finish. If the soiling is severe, the old finish may have to be removed. To do this, follow the instructions on the bottle of MARMOLEUM® Concentrated Floor Cleaner.

Question Accidents can happen. If I stain my MARMOLEUM®, what should I do?

Answer The vast majority of spills can be cleaned off your Marmoleum satisfactorily. Any

prior applications of MARMOLEUM® Floor Finish, will make it even easier.

With spills or “accidents” with pets:

1. Act quickly 2. Scrape or blot as much as possible 3. Mop with diluted MARMOLEUM® Concentrated Floor Cleaner 4. Damp mop with clean water 5. Repeat steps 3 & 4 if necessary


If the stain persists, as it may with glue, varnish, paint, ink, tar, cosmetics, or shoe

polish, some wines and coffee and some other substances, the solution is to

remove the surface finish and the stain with it. Rub the stained area with a nylon

kitchen pad and undiluted MARMOLEUM® Concentrated Floor Cleaner, dry

cleaning finish. Leave in contact with the floor for 2-3 minutes then rinse with clear

water. Repeat if necessary. Once dry, apply a small amount of polish.

Some Helpful Hints -

DO…

_ Mop up spills as soon as possible, prevent SPOTS from becoming STAINS. _ Remember to rinse the floor before applying polish. _ Use a clean mop head. _ Try and clean your MARMOLEUM® on a regular basis. _ Make use of suitable door or barrier mats to help minimize dirt and grit getting

into the home. _ Protect your floor from sharp furniture legs by placing furniture caps or similar

protectors on them. If moving a heavy object across the floor place a piece of carpet (or similar) underneath it.

DON’T…

_ Mix cleaning chemicals unless specified by the manufacturer. _ Apply wax Furniture polish or silicone products on to the MARMOLEUM®. _ Apply finish to a floor with surface dirt. It merely seals the dirt in. _ Apply thick coats of finish. Two or three thin coats are better than one thick one. _ Use too much water.

DRYING ROOM FILM


MARMOLEUM® is made from natural raw materials. An occurrence during the manufacturing process is that while it is maturing in the drying stoves, a yellow cast, termed “drying room film” may appear on its surface. This film, caused by oxidation of linseed oil, occurs intermittently and with varying intensity. It is most noticeable on the blue and grey shades. However, the discoloration is only TEMPORARY. When exposed to light, the drying room film disappears. The process may take only a few hours in bright sunlight but longer with artificial light. Finishing over the drying room film makes makes NO difference - it will still disappear with exposure to light.

5. Integrated Pest Management (IPM) Training Manual from SF Environment

Integrated Pest Management (IPM) Training Manual San Francisco Department of the Environment

Source: www.sfenvironment.com/aboutus/innovative/ipm/manual.htm (May 2006)

Structural Pest Control

* Acknowledgments

* Introduction

* Why Use IPM? o Benefits of IPM o Barriers of IPM o How to Implement Your IPM Program

* IPM Guidance Sheet: Office Workers, Teachers, and Students o Coffee Breaks and Lunch o Plants o Recycling o In General

* Useful Information for Dealing with Pest Problems in the Workplace

o Reporting Pest Problems o Recording the Pest Occurrence in the IPM Log o Specimens o Bites and Mystery Bites o Vacuums for Pest Removal

* Pests o Ants o Cockroaches o Rats and Mice o Flies o Fruit Flies o Pigeons o Fleas

Acknowledgments

Useful Information for Dealing with Pest Problems in the Workplace for Managers and Supervisors" was provided by Arthur J. Slater, MS, B.C.E., Environmental Health and Safety Specialist, University of California at Berkeley.

“Why Use IPM?" is from the Massachusetts Department of Food and Agriculture's "Integrated Pest Management Kit for Building Managers."

Additional information is from the following sources: "Common-Sense Pest Control", by Olkowski, Daar, Olkowski, published by the Bio-Integral Resource Center (BIRC); "Integrated Pest Management Kit for Building Managers", by the Massachusetts Department of Food and Agriculture Pesticide Bureau; "NPCA Field Guide", by Smith & Whitman, published by National Pest Control Association Inc.; University of California Cooperative Extension Service


http://www.sfenvironment.com/aboutus/innovative/ipm/manual.htm

Publications (various titles), published by the Statewide Integrated Pest Management Project University of California Division of Agriculture and Natural Resources; County of San Diego IPM Manual; John Descended, formerly of Vector Control, California State Health Services Department.

Formatted and edited by Steven A. Ash, Arthur J. Slater and Jay Seslowe.

Introduction to San Francisco's Pest Management Program

In recent years, the use of pesticides in the urban environment has become an increasingly sensitive issue. Public concerns regarding human and environmental health have led to a shift in policy for many government agencies responsible for managing pests in the course of providing community services. This policy shift is in many cases demonstrated by the adoption of an integrated pest management (IPM) policy.

IPM is a pest management decision-making process that uses monitoring to determine pest damage levels and combines biological, cultural, physical, and chemical tools to reduce health, environmental and financial risks. The method uses extensive knowledge about pests, including infestation thresholds, pest biology, environmental requirements and natural enemies to complement and facilitate biological and other natural control of pests.

GOAL

San Francisco's IPM policy strives to develop a systematic course of action to prevent and manage pest infestations successfully, while minimizing the risk of adverse impacts on the environment, City employees, visitors and residents of San Francisco.

This IPM program--perhaps the most comprehensive of its kind--focuses on all aspects of pest management. This includes pests of structures, parks and landscapes.

This manual was adapted to provide useful information for employees of the City/County of San Francisco to help identify and reduce pest problems and pesticide use in our work environment. Infestations of pests such as ants, roaches, rodents and pigeons may present significant health risks. You are not expected or required to control pests yourself, but you are being asked to become an active participant in the IPM program.

CHAPTER 3

In October 1996, the San Francisco Board of Supervisors passed an ordinance which became Chapter 3 of the Environment Code, mandating that City departments adopt IPM policies that reduce or eliminate the use of pesticides by promoting non-chemical approaches to pest management.

Chapter 3, the San Francisco Integrated Pest Management Program, defines the City's IPM policy and outlines the general responsibilities of each department and contractual City property-user.

HISTORY AND CONTENT OF THE LAW

The legislation applies only to property owned by the City and County of San Francisco, but includes holdings in other California counties. It outlines a City IPM plan, sets pesticide posting standards, and promotes training and public awareness.

The use of anti-microbial chemicals registered as pesticides to kill or suppress microbial pathogens are also regulated by Chapter 3. Use of anti-microbials for maintaining or improving drinking water quality, wastewater treatment plants, hospital disinfectants, and swimming pools are exempt from Chapter 3. The Commission on the Environment with a future policy to be determined shall review other anti-microbial uses.

By January 1, 2000, many pesticide uses will be eliminated.

The Commission of the Environment may grant exemptions of up to one year.

The Commission of the Environment may exempt a reduced-risk pesticide if it is used as part of an IPM strategy.

The Department of the Environment shall maintain a list of pesticides granted exemptions by The Commission of the Environment.

PARTICIPATION BY CITY EMPLOYEES


Successful implementation of integrated pest management requires that every City employee play a role in the identification, control, and elimination of pests on City property. Training for many employees will occur at existing department or division staff meetings when possible, and will include information on basic pest identification and habits.

ROLE OF STAFF COORDINATORS

The IPM program represents a fundamental change in the way the City of San Francisco manages pests. Employees in every city department must become involved.

The major change for those City departments that have previously considered pest management a task to be performed by another department or an outside pest control vendor is that they must become involved in pest prevention and sanitation.

Every department must designate an IPM contact officer or coordinator. Department management must allocate sufficient time for employees to responsibly perform their IPM program duties.

THE SITE MANAGER

In addition, a site manager should be designated for each City-managed facility or property. This is the person that employees will contact when pest problems arise. Site managers will receive training from IPM contact officers, IPM coordinators. Training and seminar information will be provided to site managers by mail, fax, or E-mail.

THE IPM SERVICE PROVIDER

Currently, the City's structural services are primarily provided by contracted pest control companies. The IPM ordinance provides an opportunity to revise contract language and specifications in order to choose the most qualified IPM service provider, to assure Chapter 3 compliance, and to allow bidding on additional services that will help departments with record-keeping requirements.

THE DEPARTMENT OF THE ENVIRONMENT

The Department of the Environment regulates the San Francisco Integrated Pest Management Program, reviews departmental IPM plans, pesticide exemption requests, and supports the Commission on the Environment's mandates. They receive departmental IPM plans and reviews pesticide exemption requests from City/County Departments.

THE COMMISSION ON THE ENVIRONMENT

The Commission on the Environment reviews requests for pesticide exemptions, forwarded by the Department of the Environment.

The Commission meets monthly at City Hall, Room 400, San Francisco. For more information call The Department of the Environment Office at 415-554-6390.

PEOPLE ANSWERING THE PHONE

The City's IPM program is the result of concern by members of the public about the City's pesticide practices. In order to secure the publics confidence, it is very important that the person who answers the telephone has a basic understanding of the program. This person must be able to answer scheduling and non-technical questions and refer callers with technical questions to the department's pest management specialist.

It is suggested that each department's IPM Contact Officer or Coordinator be listed in the department's phone directory, as well as the telephone directory for the City and County of San Francisco, distributed by DTIS.

WHY USE IPM?

BENEFITS

* IPM can reduce both pesticide use and pest problems, when properly implemented.


* Both pests and pesticides may pose health concerns for building occupants. Pests carry human pathogens and may produce potent human allergens. IPM is recognized by many experts as the best means to control pests effectively, while using the least amount of pesticide necessary. An increasing number of states, municipalities and school systems are mandating that IPM programs be implemented in their buildings.

* IPM is a proactive method of controlling pests, which demonstrates that Building Management is environmentally conscious and concerned about the health of building occupants.

BARRIERS

There may be barriers to implementing an IPM program. These include:

* In some cases, at least initially IPM may be expensive to implement. If maintenance and past pest problems have been ignored or dealt with improperly. Costs must also be measured over a period of time. While they may rise initially, overall costs should decrease and stay down with an effective program, preventative practices decrease pest problems in the long run.

* Price is often used as the sole criteria by which pest control contracts are awarded. This often forces contractors to do the "bare minimum" and ignore many aspects of IPM. Requests for proposal (RFPs) and contract proposals must contain language which addresses specific elements of IPM.

* In most buildings, pest control is often seen as the responsibility of one individual. However, many individuals contribute to pest problems without realizing it. IPM requires participation from tenants and others using buildings. Everyone affected by IPM must commit to its principles and be held accountable. Training, cooperation, communication and coordination are keys to a successful IPM program.

* IPM requires more specialized skills and knowledge than traditional pest control and some pest control providers may not be equipped to properly implement IPM.

* Lack of education on IPM by San Francisco city employees can contribute to a lack of participation

HOW TO IMPLEMENT IPM

A successful IPM program will require a firm commitment from a fairly large number of individuals. Someone in a position of authority will have to stand behind the program and enforce IPM-related policies. An IPM program will only be as strong as the commitment of those involved.Step 1: IPM Contact Officer/Coordinator Every City-owned or leased facility shall designate an IPM contact. This person will be responsible for overseeing all pest control operations and related activities.

The site manager will serve as a liaison between workers, tenants, building personnel, and pest control providers on all matters relating to pest control. This person ultimately helps ensure that an IPM approach is followed.Multi-building departments should designate a site manager within each building to oversee pest control activities.

Step 2: Educate Office Staff (see pages 7-8)Personnel responsible for various activities in the building (plumbing, custodial services, etc.) should be educated about IPM, and what their roles are in the IPM program. Supervisors should be able to:

* Develop IPM policies relevant to the particular activities of each department. * Establish contract provisions which are consistent with, and support, IPM policies.

It is also advisable to have pest control providers train managers and staff of the building they are servicing. The advantage to building-specific training sessions is that the provider can then address particular situations and problems.

Step 3: Recordkeeping and Evaluating Program ProgressThe success of any IPM program will depend on the degree of participation from those involved. Compliance with IPM practices and policies should be monitored, at specific intervals set forth in the department's IPM plan. Pest Control Provider Reports: Pest control providers should file the following reports to the Pest Control Supervisor:

* Action Plan - The pest control provider will develop an action plan for the building. This plan should include recommendations on changes that Building Management staff and tenants can make that will contribute to the success of the IPM program.


* Activity Report - Pest control providers will provide the Site Manager with periodic reports of his or her activities. Activity reports should also contain further recommendations, and note where earlier recommendations have not been implemented. Samples of reports are contained in the "City and County of San Francisco Integrated Pest Management Program: Guidance to City Departments" binder. Pest control providers may use their own Activity Report Forms.

* Monitoring Reports - Pest control contracts require pest monitoring. The site manager or IPM coordinator should receive copies of monitoring reports. Many Pest control providers have their own monitoring report forms.

It is the site manager's responsibility to act as a liaison between the pest control provider and Building Management, employees and tenants. All recommendations made by the pest control providers must be in compliance with the San Francisco IPM Program (Chapter 3 of the San Francisco Environment Code). Current status of IPM recommendations will be communicated to the pest control contractor by the site manager.

Record-keeping and feedback are essential to evaluate the effectiveness of an IPM program, assess compliance with the ordinance, and to identify pest problems. Therefore, copies of recommendations, monitoring forms, and treatment reports from the pest control provider and the site manager's action reports shall be kept on file.

Recommendations from the pest control provider and site manager reports should be kept on file. They can then be compared in order to assess IPM compliance and identify problems.

IPM Guidance Sheet for the Office

The role of building occupants in the IPM program will involve making sure that food and water are not available to rodents and insects. Here are some simple steps that can be taken to keep pests out of the workspace:

COFFEE BREAKS and LUNCH:

* Don't keep open, unsealed foods in desks, file cabinets or lockers. Put them in tightly sealed containers. Thin plastic bags will not keep a hungry mouse, ant or roach from sharing your lunch.

* Clean up any crumbs or drinks that might spill. A few crumbs under a desk can support a lot of roaches and can attract ants and mice.

* It's best if everyone eats in a central area, but be tidy if eating at your desk. If possible, dispose all food and drink containers in one central wastebasket with a tight fitting lid. Pour liquids down sinks before throwing away cups. Wrap up any crumbs in wrappers tightly before discarding.

* Some water coolers have a catch basin for spilled water. Make sure this is emptied at the end of every workday.

PLANTS:

* Avoid over-watering plants. Sopping wet soil, or water in the overflow dish does not help plants and provides a great watering hole for insects and rodents.

* If you keep water in a container for watering plants, make sure it is sealed. Open containers will attract and support insects and rodents.

* Keep pots and areas around them clean of leaves and seedpods. These can provide food and nesting materials for rodents and insects

* Do not keep plants that produce seeds or fruit. These can provide a great snack for rodents. * Never use or bring pesticides to the workplace. It is illegal and exposes you and your coworkers to possible

pesticide exposure.

RECYCLING:

* Rinse all cans and bottles and shake out excess water before putting in recycling bins. Rinse food off any styrene plates that go into recycling containers. Clean, dry recyclable items will not attract pests. Empty beverage containers need to be collected and confined to limited areas so that if problems do occur, they are in one isolated location.

* If you recycle, place clean items in designated receptacles. Do not store them by your workstation for later pickup. This keeps all food sources in one location and makes pest problems easier to detect and control.

* Do not store stacks or boxes of paper to be recycled next to garbage cans or recycling storage bins. This is equivalent to building a "pest bed and breakfast."

IN GENERAL:

* If there are leaks in water fountains, water coolers or restroom plumbing notify building managers. Even small leaks can support pests.


* If you see a pest, call your site manager. If possible, try to note exactly where it was seen. * Keep you work area neat and organized. Congestion and clutter can create excellent pest hiding places. * Individuals responsible for purchasing must consider storage limitations. Excess supplies result in cluttered and

congested storage areas. This makes cleaning, maintenance and proper pest control difficult, if not impossible.

Useful Information for Dealing with Pest Problems in the Workplace for Managers and Supervisors

by: Arthur J. Slater

Managers and supervisors are responsible for providing a vermin-free workplace. Until recently, this often meant, "nuking the pest" by applying the most easily obtainable pesticide spray. There are several problems with this approach. Pesticide applicators must be trained and certified, and the appropriate personnel must approve pesticide applications. Spray applications are quick and easy, and "nuking" everything with "professional strength killer juice" rarely alleviates the problem and often creates new ones.

Quick, effective alternatives must be available. More importantly, information must be available because alternatives are based on information. Good solutions often require cooperation to resolve a problem and prevent recurrences.

This manual has information on some common sense approaches and techniques that can be used to avoid pest problems. It also describes some common workplace pests, and how to report pest problems when they occur.

Reporting Pest Problems

Accurate information and communication are integral parts of an effective IPM Program. Pest information must be written so that anyone can understand it. Uses for records are:

* Assessing existing and past pest problems for accurate response and treatment. * To determine where pests are likely to occur, so that preventive measures can be taken. Pest problems are almost

always concentrated in limited locations. "Pests are everywhere" is not helpful information and almost always inaccurate.

Detailed records are required to track pest problems and trends, and evaluate whether or not control actions are effective. Keep monitoring and pesticide application records in a central location. Use tags or Post-its® to indicate specific pest locations.

SPECIMENS

Specimens are necessary to accurately identify an insect.

Saving Specimens

Specimens vary from "Mashidae" (insects so badly smashed that little is apparent except that maybe it had once been an insect and might once have been alive), to carefully preserved, easily identifiable specimens. Remember that most insects in offices are curiosities that got lost, or just came in to look around. They do not represent danger to life, limb or property, but this is not evident unless there is an identifiable specimen.

Collecting Specimens

1. Place several in a film container, pill bottle, or other small container. 2. A cotton stopper is better than a plastic cap, because it breathes, and the specimen will not become moldy. 3. Live insects can be killed by placing them in a freezer (cold), or in the sunlight (heat) for a few minutes. 4. In a pinch, specimens can be stuck to tape. Do not fold the tape over. 5. Dead specimens are fragile. Using cotton or a small piece of tissue paper in the bottom of the container helps

protect them. 6. Collect whatever is available or, better yet, leave the evidence in place for the specialist to evaluate. 7. Record the date and specific location (e.g., back, top right drawer of desk, rm. 129, University Hall, U.C. Berkeley,

collected by R.F. Smith). Tape this information on the outside of the container, or put inside the container with the specimen. Place the specimen in a predetermined location.

BITES and MYSTERY BITES


Bites are often difficult to diagnose. Most reports of biting fleas are accompanied by a strong request that the office be sprayed. There are a number of ways to determine what the most likely source of the irritation is, and what to do next. Some examples:

1. Situation: "Bites" are on exposed skin (on hands, arms, neck and face) and appeared after installation of a new carpet. The irritations feel like little "pinpricks" and look like bug bites. Actual Cause: Microfibrils released from the new carpet can cause this irritation. Thoroughly vacuuming (HEPA) new carpets will prevent it. HEPA is the abbreviation for "high efficiency particulate air" filters that remove particles down to 0.3 microns in size. One micron equals one millionth of one meter (about 39 inches). The microfibrils will pass through the filters of ordinary and shop vacuums.

2. Situation: "Paper fleas", or "paper mites" (these do not exist) are biting employees when working with old files. Actual Cause: Dust and ink particles break loose from the print on old files and may irritate the skin. These are the "pinprick" irritations. Long sleeves, gloves and protective skin creams are helpful in reducing this problem.

3. Situation: The employee suffers extreme irritation on the upper arms, shoulders, back, or chest, especially in the evening. Actual Cause: These are classic symptoms of Scabies, and the employee needs to see a dermatologist. There is no workplace control.

Are You Really Being Bitten?

Not everything that feels like a bug bite is a bug bite. If you feel you are being bitten, but a pest control company cannot find live insects or mites that bite, it's time for serious detective work.

There are only two possibilities: (1) the biting pests are present and more investigative work must occur to find them; (2) something else is causing you to think you are being bitten.

Nine times out of ten, the "bites" are something else: usually a combination of environmental conditions and physical factors that cause skin irritation and mimic bug bites--often complete with bumps and swellings.

How to Determine if Pests are Biting

Biting pests are never invisible, though sometimes small and difficult to see. The most common small pests that bite people indoors are fleas, mosquitoes, bird and rodent mites, human itch mites (scabies), thrips, bedbugs, and lice (head lice, body lice, or crab lice).

People sometimes think, "paper mites" (in offices) or "cable mites" (in dispatch rooms and computer rooms) are biting them. There are no such pests.

To collect specimens of any pest that may be biting you, keep the following nearby: clear sticky tape, cotton balls, and a small jar filled with rubbing alcohol. If you see a biting pest, pick it up and drop it into the alcohol. If you can not grab it, pick it up with a piece of tape and gently stick the tape and bug on a sheet of paper. If you can not see the pest but feel it biting rub the afflicted area with a wet cotton ball and drop it into the jar of alcohol.

Your pest control provider can place sticky traps in the rooms where suspect biting occurs. These traps will capture pests as they crawl across or land on the sticky surface. Collect dead insects and mites from windowsills, tabletops, and other areas and place them in a sealed plastic bag.

Give all the specimens to your pest control provider, or site manager to identify and determine if you have collected any pests capable of biting.

If You Cannot Find Biting Pests

If neither you nor your pest control company can find biting pests, you are most likely being bitten outside the office or your symptoms are not from insect or mite bites.

1. You're being bitten somewhere else. The bites of certain pests may not be noticed until hours or even days after they occur. It is possible chiggers or mosquitoes are biting you outdoors or, perhaps on the weekend, and you do not notice the bites until sometime later.

2. You have a skin condition. Certain skin disorders can feel just like insect or mite bites. Allergies can result in dermatitis and hives. Ringworm, hookworm, athlete's foot, and pinworm may cause itching and rashes identical to those from bug bites. A dermatologist can determine if you have any of these conditions.


3. The 'bites" are caused by environmental conditions. Mysterious bites from invisible bugs are not uncommon in rooms with lots of paper, electrical equipment, fibers, and static. Static electricity can cause particles of carpet fibers, paper splinters, or fiberglass fibers to jump onto arms and legs. The particles feel like little "pinpricks" and irritate skin just like bug bites. Irritating chemicals (formaldehyde, resins, etc.) released into the air from insulation, carpets, and construction materials can cause similar problems. An industrial hygienist can identify environmental conditions that might cause "bites" and skin irritation.

4. You may have delusory parasitosis. People can develop an unshakable belief that mites, insects, or other pests are infesting and biting them, when, in fact, no pests are present. This is a recognized medical condition.

The mind is very powerful. It can raise or lower body temperature, slow or speed heart rate, create or block pain. It can also generate realistic biting and crawling sensations, itching and other discomforts caused by pests.

If you cannot find a physical reason for your "bites," consider a psychological explanation, particularly if you have any of the following symptoms:

* The bugs quickly jump around, or burrow in and out of your skin, or enter one or more body openings. * The bugs come out of common household items such as toothpaste, Vaseline, or cosmetics. * You have sores from picking "parasites" or "bugs" from under the skin. * You spend hours every day cleaning, scrubbing, and sterilizing your home, clothes, and skin.

If you think you might be a victim of delusory parasitosis, talk to your physician or contact a psychiatrist. They can help you overcome the uncomfortable symptoms you are experiencing.

VACUUMS FOR PEST REMOVAL

At the University of California campus, we have been using vacuum cleaners to remove incidental pests and rodent droppings for over twenty years. There is nothing faster or more effective for quick removal of wasps flying around an office. The wasps are severely damaged by the vacuum, and rarely manage to creep out. If this happens, recapture them with the vacuum. If buildings have high ceilings, add extensions to the vacuum wand, rather than climb a ladder and risk injury.

A vacuum is also useful for capturing and removing beetles, sowbugs, pill bugs, crickets, spiders and anything else that can be caught. An ordinary vacuum is sufficient, but if the machine is used almost entirely for catching pests, an HEPA-filtered vacuum is required. Moths and cockroaches have allergenic particles and compounds that escape through an ordinary filter.

HEPA vacuuming can also be used to remove accumulated rodent droppings. Re-inspection will determine if rodents are still present.

Some pest control operators use a vacuum to capture cockroaches that are driven from their hiding spaces with a heat gun (an industrial-strength hair dryer).

PESTS

ANTS

FACTS and HABITS

The most common ant encountered in San Francisco is the Argentine Ant. Ants enter buildings because the weather outdoors is too extreme or because they are foraging for food. Any type of food can attract them.

Location of the nest can aid in control because ants are social insects. Killing large numbers of individual ants will not solve an ant problem. Determine the kind of ant species. Most never enter buildings; others build their nests near buildings and forage indoors. Others may nest indoors. Local weather conditions may be the determining factor.

Ants follow definite trails your pest control provider can use to find the nest.

Some ants deposit earth on the soil surface when they construct the nest, creating noticeable anthills. Nests may be constructed next to or under the house foundation, under sidewalks, driveways and patios, or in decaying logs or tree trunks.


Indoors, ants may nest in walls, behind baseboards or under the building. Often, ant trails show entry through cracks far from the nest. Ants also nest in decayed or rotting wood.

IPM CONTROL METHODS

Before taking control measures on outdoor ant colonies be certain that the ants are a genuine pest problem, entering a building or interfering with landscape IPM. Argentine ants can be beneficial outdoors because they eat termites, aerate soil, eat some pest insects, and eat decaying organic matter.

Indoors: store food in tight containers. Remove plants and honeydew-producing insects (e.g., aphids, whiteflies, and scales) which attracts ants. Reduce moisture sources, including condensation and leaks.

Outdoors: exclusion is a form of prevention, but can be difficult. Caulking around windows and utility pipes and wires that enter the building will help prevent ant invasions.

Ant control chemicals generally include baits and sometimes certain insecticide dusts. A combination of prevention, exclusion and the judicious use of baits and dusts can control most ant problems.

Remember to pay particular attention to places where ants enter the room. Report this information to your IPM site manager so they can relay the information to the pest control technician.

Your pest control provider may apply chemical controls that meet San Francisco IPM guidelines, when needed. Never use insecticides on your own.

COCKROACHES

FACTS and HABITS

Small Species:

The most common cockroaches in buildings are German cockroaches. They are successful because they reproduce rapidly and are often resistant to pesticides. German cockroaches prefer warm, moist locations and are most commonly found in kitchens and bathrooms. In general, the faster a pesticide kills a cockroach, the more repellent and less effective it is.

Brownbanded cockroaches are a less common indoor species. They prefer warm and hot locations, feed on stamp and envelope glue, and do not require water.

Large Species:

American cockroaches are the second most common species in the workplace. They live in steam pipe tunnels and sewers and come up through floor drains. They often enter food storage and preparation areas.

DETECTION and MONITORING

* Use sticky traps to locate roach habitats and prioritize areas. * Since roaches prefer tight, enclosed areas, place traps along the edges of walls, appliances, and cupboards, but not in

the middle of the room.

IPM CONTROL METHODS

Eliminate hiding places and food and water sources. Cockroaches have broad diets and thrive on grease, sweets, paper, decayed vegetables, soap, and bookbindings. Vacuum areas where roaches may harbor.

Prevention:

Sanitation Measures

* Clean cupboards, drawers, floor drains, kitchen appliances, and sinks to remove food particles and grease. * Clean grease from the microwave, stove, and walls. * Put garbage in a container with a tight-fitting lid or in a sealed plastic bag. * Take garbage to the Dumpster or the trash chutes every evening.


* Recycle newspapers, magazines, boxes, or paper bags promptly. * Store foods in the refrigerator or seal them in ant- and roach-proof containers. * Keep kitchen counters and shelves clean. * Mop floors regularly. * Keep pots, pans, and dishes clean. Don't leave dirty dishes out overnight.

Reduce Water Sources and Entry Points

* Report leaky, sinks, toilets, drains and water pipes and holes to your site manager for repair. *

Weather-strip around doors and windows where roaches may enter.

Chemical Controls

Chemical controls of any kind are to be applied only by the pest control provider for your building. Never apply pesticides brought from home, it is illegal, may be hazardous to other building occupants, and may interfere with the current IPM strategy.

Baits are advantageous because they have little or no odor and are difficult to avoid. Some baits provide secondary poisoning to cockroaches that feed on droppings (a common behavior).

Insect growth regulators (IGR's) increase the effectiveness of baits. Exposed cockroaches come out and feed.

Dusts and powders are effective when placed in inaccessible gaps and voids. Inorganic dusts are long lasting control measures.

RATS and MICE

FACTS and HABITS

They contaminate food.. Rodents eat or contaminate (through urination and defecation) one-fifth of the world's food. A single mouse or rat can deposit 70 droppings a day (that's 25,000 a year!). Mouse droppings are black and 1/8 to 1/4 inch long, with pointed ends. Norway rat droppings are blunt and about 3/4 -inch long. Roof rat droppings are pointed and about 1/2-inch long. Over a period of a year, a pair of rats will shed one million body hairs.

They cause damage. They damage buildings and materials by gnawing through plasterboard, wood, vinyl siding, fiberboard, cinder block, aluminum siding, and lead sheathing. They can cause fires by chewing through the insulation on electrical wires. Mice can seriously damage books, paintings, clothing, and stored materials.

They are fast breeders. Mice breed every four weeks, producing a litter of six young each time. If you suspect mice, act fast and get professional help. Starting at three to four months old, rats breed four to six times per year. Each litter contains about eight "pups." With a good food supply and plenty of hiding places, one pair of mice or rats can turn into hundreds within a year.

They are tough. They have been found at the bottom of coalmines, on top of 15,000-foot mountains, and living inside meat lockers in below- zero temperatures. They can squeeze through holes the size of a dime and swim over a half-mile of open water, even against a strong current of sewage.

Control Options

The following options will be pursued by your pest control provider to solve your problem.

This information is to give you a better understanding of the complexities a rodent control program using IPM teqniques consists of.


* Identify foul odors. Look for scattered rat droppings, holes, and burrows near common pathways, feeding locations, or nesting sites.

* Look for scratches and sharp gnawing marks on the bottoms and corners of doors and walls, on ledges, and on stored material.


* Look for dark, greasy rub marks caused by the rat's oily fur repeatedly brushing against painted surfaces or wooden beams.

* Check for tracks and tail drag lines on dusty surfaces indoors and in loose soil and mud outdoors. *

Examine food packages for damage.

IPM CONTROL METHODS

Preventative Maintenance

* Seal small holes with 1/4-inch galvanized hardware cloth or copper mesh and caulk. * Check for gaps around exterior doors and seal with weather stripping. Door sweeps can be used to prevent rodent

entry. * Inspect and repair damaged air vents, louvers, vent pipes and shafts, tile roofs, and gaps around the chimney. * Clean out debris in attics, basements, closets, lockers, and lounge areas. * Store foods in tightly closed metal, glass, or plastic containers. * Rinse all cans, bottles and plastic containers before recycling and discarding. * Make sure garbage can and Dumpster lids seal tightly when closed. * Do not leave food or crumbs on counters, tables or on the floor overnight. * Regularly clean under the refrigerator and stove. Open the stovetop and remove food and grease. * Clear away brush, weeds, and heavy ground covers, especially around foundations.

* Set up a schedule to regularly clean dumpsters, garbage cans, and other trash containers thoroughly.

Trapping

Killing rodents instantly with a trap is possibly the most humane method of control. If using a trap, use expandedtrigger traps whenever possible.

* Place traps in areas where they are inaccessible to children and pets. * Use effective baits: for Norway rats, use a piece of bacon or a slice of a hot dog; for roof rats, raisins and nuts; for

mice, gumdrops and raisins. Since rats are sensitive to changes in the environment, traps should be pre-baited. Place baited traps out for several days without setting the trap. Check traps daily to see if bait was taken. Once rats take the bait, add fresh bait and set the trap.

* Set three traps side by side and perpendicular to the wall with the triggers facing the wall. Alternatively, set two traps end-to-end and parallel to the wall, with the trigger facing out.

* Place traps for roof rats on tree limbs, under vegetation, on backyard trellises and fences, and other aboveground sites.

* Traps should be inspected daily, and stale baits should be replaced.

Chemical Controls

Chemical controls for rats and mice should be avoided. Rats and mice poisoned indoors may die inside of walls, heating ducts, ceilings, or other inaccessible areas. The decomposing bodies provide a food source for other pests and cause extreme odor problems.

Your pest control provider may need to apply chemical controls as a last resort. All chemicals are required to meet San Francisco IPM guidelines. Never use rodenticides (rat and mouse poisons) on your own.

FLIES

FACTS and HABITS

Flies breed in food waste and animal feces. Flies can be a menace to public health and can carry disease-causing organisms ranging from viruses and bacteria to microscopic roundworms. Fly management is important in disease prevention among human and domestic animals.


* Inspect the area to determine where the flies are breeding or the points from which attractive odors are originating.


* Inspect the area to determine where flies enter. Check doors and windows for entry points. * Educate building occupants about reducing breeding sites, odor sources, and entry points.

IPM CONTROL METHODS

Prevention: Indoor Sanitation Measures

* All food waste should be separated from other garbage, drained and then stored in sealed plastic bags before disposal.

* Promptly fix leaky drains or garbage disposal units, and remove any food waste that has accumulated under sinks or on floors.

* Rinse all cans, bottles, and plastic containers before recycling or discarding. * Replace or fix garbage can lids. Tight covers on sturdy garbage cans can reduce the local fly population by 90

percent if garbage is well wrapped.

Physical Control Options

* Use tightly fitted window screens (16-mesh) to prevent fly entry. * Install a ceiling fan that moves at least 1500 cubic feet of air per minute at entry sites with high foot traffic. * For occasional invaders, use a fly swatter. Aim the fly swatter about 11/2 inches behind the fly before striking-flies

take off backwards.

FRUIT FLIES

FACTS and HABITS

Fruit flies are a common pest. They infest homes, offices, restaurants, cafeterias, supermarkets, food processing plants, and breweries.

size=1/10 inch

What we call a fruit fly or vinegar fly, scientists call a Drosophila fly (pronounced "droh-soff-ill-ah). There are many different kinds, but all have similar physical characteristics and habits. It is common to see a group of small flies, sometimes with tiny red eyes, hovering over one area or flying in small, slow circles. They seem to appear out of nowhere, in ever-increasing numbers.

Fruit flies are attracted to ripe or rotting fruits and vegetables, vinegar, cider, beer, and any yeast resulting from fermentation. It takes very little food to breed fruit flies. Hundreds can breed in the residue inside an "empty" ketchup bottle; thousands in one dirty garbage can.


Getting rid of fruit fly infestations is a three-step process. First, track down each breeding site. Second, remove the rotting and fermenting material that allows flies to breed. Finally, prevent new food material from accumulating and attracting new flies. Check these breeding sites:

* Stored fruits and vegetables. Check for rotten items in bags and refrigerator bins. * Food scraps. Look under counters. * Empty bottles. Fruit flies can breed in the residue of "empty" returnable or discarded wine, beer, milk, ketchup, and

other bottles. * Beer or wine dispenser. Fermenting residues in a drain or from spills are prime breeding sites. * Dumbwaiter pit. These pits are rarely cleaned adequately and may be loaded with rotting food. * Garbage cans. Food scraps and sticky residues should be removed by periodic washing. * Cleaning water runoff. Mopping and cleaning water can carry food "goo" under walls and into cracks in broken tile

and damaged grout. * Utility sink. An encrustation of food can buildup on a sink used as a common drain for dishwashers, potato-peeling

machines, mop basins, etc. * Traps and drains. Check for leaking grease traps and broken or stagnant floor drains. * Dishcloths and mops. Old, forgotten dish cloths and mops can sour, ferment and become a breeding site for flies. * Food carts. Food scraps and sticky residues should be removed by aggressive washing.

IPM CONTROL METHODS


Insecticide treatment is not an effective measure for controlling fruit flies. At best, the treatment only kills a portion of the active adults. Unless the source of the problem--the breeding site--is eliminated, more and more new adult flies will emerge each day.

PIGEONS

FACTS and HABITS

Feral pigeons, Columba livia, are descended from rock doves imported from Europe. They adapt well to urban environments and can be a most troublesome pest. Pigeons carry diseases and other pests that affect humans and eat garbage. Pigeon droppings are acidic. They deface and even erode buildings, statues, and vehicles. Masses of droppings can pose slipping hazards on porches, walkways and fire escapes. Messy nest sites are also a source of litter.Diseases are another important consideration in pigeon management. Over half of the residents of San Francisco carry antibodies for ornithosis, a pigeon-vectored disease. Pigeons also carry a number of human diseases. These diseases include histoplasmosis, cryptococosis, encephalitis and salmonella. Salmonella is found in about two percent of pigeon feces and is statistically the most frequent cause of salmonella food poisoning in humans.Pigeons are also associated with external parasites (ectoparasite),and other pests. Chicken mites feed on young pigeons and invade buildings when they leave the nest. Welts and skin infection may result from mite bites. It is estimated that over 80% of the little house flies in San Francisco breed in pigeon droppings. Pigeons carry fleas, ticks, and mites that may bite humans and possibly transmit disease.

Pigeon Noises (e.g., cooing during courtship) are a distraction to building occupants. This is especially true when pigeons gather in large numbers.

Pigeon BiologyMonogamous pairs of adults build a rather messy nest in a protected area. Building ledges, bridge support framework and similar man-made structures are usual nesting sites. Breeding occurs in all seasons and pigeons raise several broods each year. Pigeons eat about one pound of food per week. They prefer seeds and grains with some amounts of fruit, insects and green feed, but will also eat garbage.IPM CONTROL METHODS

Reduce food sources. Prohibit feeding of pigeons. This tactic is effective in the French Quarter in New Orleans and in central Los Angeles and has reduced pigeon populations dramatically. Careful garbage disposal and storage will eliminate this food source.Exclusion is another effective management tool. Bird-proofing measures include screening and eliminating roosting ledges with tightly stretched parallel strands of wire, slinky and spiky wires, sticky repellents and non-lethal electric shock systems. Slinky and spiky wires and sticky repellents should be used sparingly, if at all, because they collect debris and sticky repellents may also melt and run in hot weather.

FLEAS

Figure 1: Adult Flea.

FACTS and HABITS

The most common office flea is the cat flea. Cat fleas are found on cats, dogs, skunks, raccoons and other animals. Cat fleas eat over 15 times their weight in blood each day. They don't need that much food, but the excess in their poorly digested droppings are sticky and dislodged from animals by scratching.


Fleas usually bite humans on the leg and ankle areas. Bites in the upper torso are not from fleas. Physical reaction includes swelling, itching, and occasional secondary bacterial infections caused by scratching the bite.

Newly hatched fleas can hitchhike to work on the clothes of employees walking to work or with animals at home. They usually bite surrounding employees, but not the carrier. They are sometimes associated with feral cat populations, or may come from a breeding source at work (e.g., a guide dog). An employee may not notice (up to four hours) a bite until after arriving at work and may mistakenly report fleas in the office.

Obtaining specimens is important in determining the source of fleas. Flea species associated with nests, rodents, and small-animal control programs may require different treatment.


Monitoring devices

* "White sock method": After walking on the floor, check socks for fleas * Filtered vacuum test: Check vacuumed debris for the presence of fleas * Sticky traps and light traps

IPM CONTROL METHODS

When fleas have not bred at a site, chemical control is not necessary to eliminate the flea population. Even if fleas have laid eggs, offices do not usually foster appropriate conditions for flea maturation or breeding. Because most fleas enter offices through a secondary host and have not bred there, chemical control should be a last resort. Employees should consider that flea problems may originate at home and are infesting the workplace.

Light traps are useful for monitoring flea populations. The light attracts fleas and catches them on a yellow sticky trap. Blinking light traps are 35% more effective than non-blinking traps, and it traps all the fleas within 20 feet in three days. If the trap catches no fleas, no treatment is required. If the trap catches a few fleas, it is an effective control and will not require further treatment, either.

Insect growth regulators (IGRs) and borates can flea-proof carpets and prevent breeding. Do not use borates on valuable fibers. Boron reacts with natural dyes (blacks and browns turn red) and the abrasive particles act like sand, cutting carpet fibers.

Mechanical Control

* Screen foundation vents to prevent animal access to the sun-area, thus preventing flea breeding. * Bird- and rodent- proof where these animals may host fleas.

Physical Control

* Vacuum all rugs, furniture, between baseboards, and the floor, including closets.

Chemical Control

* IGRs and inorganic dusts * For cats and dogs: IGRs and Vitamin B complex


6. Hazardous Wastes information sheet from SF Environment


7. Flourescent Lamp Recycling brochure from SF Environment


8. Public Transit Information and Map

Information on local transit service and routes is available at:

www.511.org (or call 511) and www.sfmuni.com (or call 415.673.6864)

For MUNI’s Accessible Services information for seniors and persons with disabilities, call 415.701.4485.


http://www.sfmuni.com/

http://www.511.org/

9. Resources for More Information

Below are publications, organizations, agencies and websites that provide more information on green operations and maintenance, green affordable housing or other green building topics, including green materials. Also, review the various reference documents provided in the Appendix as well as the list of resources listed at the end of each section in Part I for information on specific topics (e.g., indoor air quality, healthy housekeeping, pest control, waste reduction and recycling, and green groundskeeping and landscaping).

Green Operations & Maintenance Resources

The Pennsylvania Green Building Operations and Maintenance Manual, Commonwealth of Pennsylvania w/ Green Seal and the Department of General Services’ Property Management www.dgs.state.pa.us/dgs/cwp/view.asp?Q=118184&A=363

California High Performance Schools (CHPS) Best Practices Manual, Volume IV: Maintenance & Operations, 2004 www.chps.net/manual/documents/M&OManual.pdf

Creating a Green and Profitable Work Environment, Florida Solar Energy Center and the Florida Department of Environmental Protection, 2003 www.dep.state.fl.us/waste/categories/p2/pages/GreenBuilding.htm

Green Affordable Housing Operations & Maintenance Toolkit & Buyer’s Guide, Bay Area LISC Green Connection program, 2006 www.bayarealisc.org/bay_area/assets/asset_upload_file41_7772.pdf

Guidelines for Green Building Housekeeping and Maintenance, City of Austin, Sustainable Building Guidelines, Volume III.

LEED-EB: the Leadership in Energy and Environmental Design rating system for Existing Buildings, administered by the U.S. Green Building Council www.usgbc.org

Green Affordable Housing Resources

Programs and Agencies

Green Communities Program www.greencommunitiesonline.org

Enterprise Community Partners www.enterprisecommunity.org

Enterprise Community Investment www.enterprisecommunity.com

San Francisco Mayor’s Office of Housing www.sfgov.org/moh .

Global Green USA: Greening Affordable Housing Initiative www.globalgreen.org/greenbuilding/GAHI.html


http://www.globalgreen.org/greenbuilding/gahi.html

http://www.sfgov.org/moh./

http://www.enterprisecommunity.com/

http://www.enterprisecommunity.org/

http://www.greencommunitiesonline.org/

http://www.usgbc.org/

http://www.bayarealisc.org/bay_area/assets/asset_upload_file41_7772.pdf/

http://www.dep.state.fl.us/waste/categories/p2/pages/greenbuilding.htm

http://www.chps.net/manual/documents/m&omanual.pdf/


Green Affordable Housing Coalition www.greenaffordablehousing.org

Guides

The Materials Handbook: Guidelines for Sustainable Affordable Housing, Mayor’s Office of Housing, City and County of San Francisco / Asian Neighborhood Design www.andnet.org/materials.html

Sustainable Design and Construction Guidelines, San Francisco Redevelopment Agency, December 2005

Public Housing Authority Energy Efficiency Toolbox, Global Green USA, 2005 www.globalgreen.org/pha-energytoolbox/

Multifamily Green Building Guidelines, Alameda County Waste Management Authority, 2004 www.stopwaste.org/home/index.asp?page=291

A Blueprint for Greening Affordable Housing: Developer Guidelines for Resource Efficiency and Sustainable Communities, Global Green USA, 1999. A new edition is expected to come out in 2007. www.globalgreen.org/publications/index.html

Affordable Housing Design Advisor: www.designadvisor.org (developed by HUD, AIA, Enterprise, LISC and others)

General Green Building Resources

Organizations and Informational Websites

Build It Green www.builditgreen.org

U.S. Green Building Council www.usgbc.org

Building Green / GreenSpec / Environmental Building News www.buildinggreen.com

Programs and Agencies

San Francisco Department of the Environment, Green Building Program The department also has programs that provide information on related issues such as recycling, toxics disposal and reduction, less-toxic purchasing, energy efficiency, less-toxic pest management, etc. www.sfenvironment.com/aboutus/innovative/greenbldg/

San Mateo County RecycleWorks green building program www.recycleworks.org

Alameda County Waste Management Authority’s StopWaste program www.stopwaste.org

California Integrated Waste Management Board, Green Building program www.ciwmb.ca.gov/greenbuilding/


http://www.ciwmb.ca.gov/greenbuilding/

http://www.stopwaste.org/

http://www.recycleworks.org/

http://www.sfenvironment.com/aboutus/innovative/greenbldg/

http://www.buildinggreen.com/

http://www.usgbc.org/

http://www.builditgreen.org/

http://www.designadvisor.org/

http://www.globalgreen.org/publications/index.html

http://www.stopwaste.org/home/index.asp?page=291/

http://www.globalgreen.org/pha-energytoolbox/

http://www.andnet.org/materials.html

http://www.greenaffordablehousing.org/

green operation & maintenance manual

Documents