oregon facilities summer 2011

SPECIAL EDITION: Best Practices in Green Buildings

Summer 2011

2 I OREGON FACILITIES SUMMER 2011

OREGON BUILDINGS SUMMER 2010 I 3

2016

Mixed-Use FacilitiesTwelve West earns LEED PlatinumCertification

Education FacilitiesCommunity consensus vitalfor energy efficient design

DEPARTMENTS

SUMMER 2011

FEATURES

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12

4

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Editor’s LetterGreen strides in the industry

Concrete and MasonryImproving efficiency of exterior walls

Social ResponsibilityOur impact on the planet

RecyclingDeconstruction wise alternative to demolition

Building ControlsTurning invisible efficiency measures into

visible savings

UtilitiesData center works with Energy Trustof Oregon to improve efficiency

Real Estate LawProtect your green innovation

LEEDCritical success factors of a LEED EBOM project

BrieflyOHSU Center for Health and Healing a BOMA360 building

Hotel FacilitiesHotel promotes innovation, tradition

InteriorsRedefining greenbuilding interiors

On the Cover: Twelve West. Photo courtesy of Timothy Hursley.


CONTACTPublisherTravis [email protected]

Managing EditorKelly [email protected]

AdvertisingThomas Farwell

[email protected]

Editorial AssistantBrooklyn [email protected]

Art DirectorDoug Conboy

Contributing Writers

Managing EditorOregon Facilities

Oregon FacilitiesPO Box 970281Orem, Utah 84097Office: 801.224.5500Fax: 801.407.1602JengoMedia.com

EDITOR’S LETTER

Don AslettEric BaxterJim CrowderBrad FullmerAmanda

GilchristSusan Jowaiszas

Douglas LichterVictor PollakScott RoseArtemis

VamianakisDavid L. Wolff

Oregon continues to forge ahead in sustainable practices. This PacificNorthwestern state ranks fifth in the United States for LEED-Certifiedcommercial and institutional space per person, according to the U.S. GreenBuilding Council. Oregon also ranks third in the nation for building codeenergy efficiency and fourth for overall energy efficiency policy and programs.

Local government entities have encouraged sustainable practices by adopting codesand policies that must be followed by those in the commercial real estate industry.The Department of Consumer and Business Services Building Codes Divisionrecently adopted the 2010 Oregon Energy Efficiency Specialty Code, a new energycode for commercial buildings.The code will require increased insulation andhigher performing windows, automatic lighting controls and more efficientmechanical systems.The City of Portland adopted a green building policy andfunded a Green Building Initiative, which is designed to expand market demandand provide technical services and resources for the building industry.

Although following mandates that have trickled down from governmententities, Oregon building owners and facility managers recognize the sweepingbenefits of green and are adopting the practices in their own real estate. Greenbuildings reduce energy and operating costs while increasing lease andoccupancy rates and property values. High performance buildings also increaseproductivity, improve employee wellness, enhance corporate culture, attract andretain tenants and provide a more functional workspace.

ZGF Architects wanted to incorporate sustainable design strategies into amodern, state-of-the-art mixed-use facility in order to embody the culture ofthe company. The architectural firm was able to create a functional headquartersthat reflected their attitude toward sustainable design. The 23-story, $137million Twelve West building in Portland's West End neighborhood wasawarded LEED Platinum Certification for its efforts (see page 4).

The Heathman Hotel was recently overhauled to incorporate sustainable practicesinto the operations of the building (see page 14). The 85-year-old building nowuses 50 percent less water and saves approximately 20 percent in HVAC energyand natural gas costs. In remodeling the hotel's bathrooms to be more efficientand sustainable, nearly 100 percent of the debris from the former bathrooms wasdiverted from the landfill and donated to a non-profit organization.

The ability to conserve energy and provide a healthier space for tenants hasnever been easier as more and more vendors join the green bandwagon.Building owners and managers can employ a number of practices to green theirfacilities, including cleaning green, retro-commissioning and using clean power.The possibilities are endless.

The publisher is not responsible for the accuracy of the articles in Oregon Facilities. The information containedwithin has been obtained from sources believed to be reliable. Neither the publisher nor any other partyassumes liability for loss or damage as a result of reliance on this material. Appropriate professional adviceshould be sought before making decisions.

Copyright 2011 Oregon Facilities Magazine. Oregon Facilities is a Trademark owned by Jengo Media.

Oregon Facilities is a proudBOMA National Associate member.

Please Excuse our Error: Port ofPortland Executive Director Bill Wyattwas misnamed in the article on theBetterBricks Awards in the Spring2011 Edition of Oregon Facilities.

OREGON FACILITIES SUMMER 2011 I 5


In terms of looking at the future of sustainable design and

stylistic, high-end functionality, look no further than the23-story, $137 million Twelve West building in Portland’s

up-and-coming West End neighborhood.The 525,000 square-foot project, which was recently awarded

LEED Platinum Certification from the U.S. Green BuildingCouncil (the highest Leadership in Energy and EnvironmentalDesign Certification given), incorporates cutting-edge,sustainabledesign strategies into a modern,state-of-the-art mixed-use facility.

The building includes retail space on the street level, fourfloors of office space for ZGF Architects LLP, 17 floors ofapartments and five levels of below-grade parking. It also

features an eco-roof, a rooftop garden and terrace space, acomplete fitness studio and a theater.

“It’s certainly cutting edge in many respects,” said PatrickWilde, project manager for developer Gerding Edlen ofPortland, a firm which has developed seven LEED Platinumprojects to date, along with more than 20 others that haveearned either LEED Gold or Silver Certifications. “This was aproject we focused a lot of time and energy into making it avery unique mixed-used building, one that people will takenotice of in terms of its overall design and sustainability.”

“We had outgrown the space we were in and were lookingfor a single headquarters that embodies the current culture of

By Brad Fullmer

Sustainable Sustainable Twelve West Building Earns LEED PlatTwelve West Building Earns LEED Plat


ZGF, which has been growing along with the city of Portlandtowards a more sustainable future,” said Peter van der Meulen,ZGF associate partner and the firm’s project manager onTwelve West. “We wanted to find a downtown site that wecould reinvest in Portland in that way and develop a projectthat had the vitality we were looking for as a 24-7 business.

“The site we found is right at the crossroads of twodeveloping neighborhoods that had such great potential,” vander Meulen continued. “We created a project that was devisedspecifically for ZGF; our aspiration was creating a functionalnew headquarters, but we also wanted it to reflect our attitudetowards sustainable design.”

The north roof of the building features four wind turbines— the first installation of a wind turbine array on an urbanhigh rise building in the United States. The turbines sit ongalvanized steel masts and have exposed aluminum heads thatwill generate approximately 10,000 to 12,000 kilowatt hours ofelectricity annually — a little more than 1 percent of thebuilding’s overall electrical usage.

“We jumped through a lot of hoops to earn LEEDPlatinum (Certification),” Wilde added. “The turbines are avery visible display of our efforts, and the commitment fromZGF to make this building as sustainable as possible.”

StyleStyletinum for Office, Residential and Retail Space

continued on page 8

Photo courtesy of Basil Childers

tinum for Office, Residential and Retail Space


Energy Efficiency in ActionTwelve West has numerous sustainabledesign features, including the following:

• Four rooftop wind turbines whichgenerate 10,000 to 12,000 kilowatts ofelectricity annually.

• Solar thermal panels heat 24 percent ofhot water used in the building.

• Roof gardens clean, detain and filterrainwater and significantly reduce rooftemperatures in warmer months.

• Low-e glass admits 35 percent ofvisible sunlight but reflects 74 percentof the associated heat, reducing energyuse for lighting and space cooling.

• Rainwater re-use in toilet flushing onthe office floors and to irrigate thegreen roofs reduces use of city water bymore than 280,000 gallons per year.

• Water-efficient plumbing fixturesreduce water use by more than 40percent.

• Operable windows provide occupantsfresh air, cooling and a connection tothe outdoors.

• Daylight sensors switch off electriclights when there is ample daylight,reducing lighting energy use by 60percent.

• Exposed concrete moderates indoor airtemperatures.

• Passive/chilled beams provide energy-efficient cooling on hot days.

Twelve West occupies half a block

between SW 12th and 13th Avenues

and Washington Street in downtown

Portland, just south of the popular Pearl

District, and is one of the first new

significant buildings to be constructed

in the city’s West End.

ZGF had a number of design

criteria, including enhancing the overall

Portland skyline with a transparent

building that connects the tenants to

the outside urban landscape. Thesouthern façade of the structure isslightly angled, and there are subtletextural aspects including operablewindows, balconies and recessedstainless steel of varying color andshades, along with semi-opaque panels.

The use of wood is utilizedthroughout the office space to reflectthe surrounding Pacific Northwest.White oak floors in the reception areacreate a visual barrier between thepublic and employee spaces and

extensive white oak paneling is used onevery floor. FSC-certified wood is usedin the floor, sliding wood panels, stairtreads and wood doors. The receptiondesk in the lobby was crafted out ofsalvaged Oregon walnut and designedby Gene Sandoval, ZGF design partnerfor the building. It was hand-craftedlocally without any fasteners.

On the building’s north façade,where outside views are obstructed onthe lower floors by adjacent

structures, a light well ensures

continued from page 7

Photo courtesy of Basil Childers


• Under-floor air distribution efficientlydelivers moderate temperature airdirectly to occupants.

• Personal adjustable floor vents providecontrol over ventilation.

• Water storage tank temporarily storesup to 22,000 gallons of rainwater andcondensation for re-use.

• Efficient central cooling plant in thenearby brewery blocks provides chilledwater for space cooling.

• Rainwater harvesting piping gathers270,000 gallons of rainwater from theroofs.

• Condensation of 13,000 gallons ofwater from the air handler system willcollect during summer months.

sunlight is able to filter down fromunobstructed floors above and

a yellow accent wall helps enliven thespace.

“Our office reflects our culture as afirm and the design values we try toinstill with all the projects we design,”said Nancy Fishman, a principal withZGF. “It’s a beautiful, modern,functional office and one that webelieve is beneficial to our employees.”

Energy Efficiency, WaterConservation, Comfort:All Critical Design Aspects

Initial modeling predictions statethat energy efficiency strategies utilizedin the building will reduce consumptionof energy by more than 44 percentbeyond ASHRAE 90.1-2004, andexceed the 2030 Challenge benchmarksfor this project type. Some of theefficiency measures include: thermalmass, daylighting and occupancysensors on electric lights, low-flowfixtures for reduced domestic hot waterdemand, high-efficiency mechanicalequipment, heat recovery, fan-assistednight flush of the office floors, chilledbeams and hydronic baseboard heat inthe office floors and CO2 sensors forventilation demand control in largevolume spaces.

In addition to the four wind turbinesat the north edge of the roof, TwelveWest includes 1,360 square feet of flatplate solar hot water collectors.

Water efficiency is achieved througha combination of conservation andstormwater reuse. Due to the state ofOregon’s restrictions on reuse of

stormwater in residential applications,

reuse had to be kept to the toilet

flushing of the office floors. The

building houses a 50,000 gallon storage

tank in the underground garage, part of

which is dedicated to fire suppression,

with the remaining 22,000 gallons

devoted to reuse in irrigation and toilet

flushing. This system, which gathers

and filters runoff from the rooftops as

well as condensation from the

mechanical system, is projected to reuse

286,225 gallons annually. This will

supply 100 percent of the green roof ’s

irrigation needs and 90 percent of the

office’s flushing demands.

The Systems Development Charge

from the City of Portland’s Bureau of

Environmental Services was cut by 30

percent as a result of the reduced

combined sewer contribution. That

savings of more than $200,000 covered

90 percent of the first cost of the

system, vastly reducing the payback

period for this investment.

Copious amounts of natural

daylight, expansive views to the outside,

operable windows, underfloor air,

chilled beams, radiant heating and

cooling, CO2 monitoring and low-

emitting materials throughout the

tower combine for healthy living and

working environments. In the case of

this highly transparent tower, great care

had to be taken to modify the thermal

performance of the envelope while not

losing visual access to the outdoors and

daylight. The office floors and

residential units are designed to allow

Revolutionary Turbinesin an Urban Setting

• The turbines, which are visible fromthe street, sit on galvanized steelmasts and have exposed aluminumheads; the blades are grayfiberglass; the nose cone is lightgray fiberglass.

• Special footings hold the masts,dampening the vibration of thespinning blades; masts can be laiddown on the roof for service.

• Each turbine weighs less than 200pounds and is self-contained; itconverts DC power to AC and sendsit directly to the building's electricalsystem.

• The three blades on each turbine are12 feet in diameter; noise fromturbines should be no worse thanthe sound of an electric fan.

Project TeamDeveloper, Construction Manager:Gerding Edlen Development Co., LLCArchitect, Interior Design,Landscape Architecture:ZGF Architects LLPGeneral Contractor:Hoffman Construction Co.MEP Engineers:Glumac, Total MechanicalStructural Engineer:KPFF Consulting EngineersCivil Engineer: David Evans and Assoc.Acoustics: Altermatt Assoc.

continued on page 10Photo courtesy of Timothy Hursley

access to views and daylight to morethan 90 percent of all regularly occupiedspaces, while not allowing excess solarradiation to create unnecessary coolingloads.

Office cooling is mostly achievedthrough a combination of anUnderfloor Air Distribution System(UFAD) and natural ventilation

through operable windows.The UFAD

system delivers air directly to the

occupied zone near the floor at more

moderate temperatures and velocities

than a conventional ventilation system,

using less energy and providing better

occupant comfort. The system also

provides individual control of air flow

via adjustable diffusers at each

workstation. The modular raised floor

allows for repositioning of tiles with

diffusers to suit changing office layouts

and preferences, and the area under the

floor is an easily accessible plenum in

which to run data and electrical wiring.

On unusually hot days, passive

chilled beams add cooling capacity to

keep the office space comfortable.

Passive chilled beams are perforated

metal coils mounted near the ceiling

and chilled with cold water. As air in

the office space is warmed by the sun,

people and equipment, it will rise

toward the ceiling, be cooled by the

chilled beams and fall once again to the

floor to keep inhabitants cool. Passive

chilled beams save energy over

conventional systems by moving heat

with water instead of air and by moving

air without the use of fan energy.

These sustainable features

emphasize to current and future clients

of ZGF that building a green, highly-

sustainable project is worth the extra

up-front costs and illustrates to owners

and developers that there is a legitimate

return on investment over time.

“Clients tend to focus too hard on

the up-front cost, when the real value

of their investment is over time,” said

van der Meulen. “It’s come to play on

this project because we’re an owner, and

the end game was to save money over

time. “We have created something we

can live by.” OF


Photo courtesy of Nick Merrick, Hedrich Blessing



concrete and masonry

Improving Energy Efficiency of Exterior WallsBy David L. Wolff

If there is any hope of reducing the

carbon emissions created by the

construction and operation of

buildings, the focus must be on making

existing building stock as energy

efficient as possible. This makes good

sense, given the high percentage of

existing buildings to new construction

and the large amount of energy

consumed to operate these buildings. As

much attention should be devoted to

making existing buildings better as is

devoted to making new buildings as

efficient as they can be.

However, the task of upgrading the

energy performance of an existing

building — especially an older building

— is not something to be embarked upon

lightly.The obvious areas of improvement

such as window upgrades or replacement

and adding opaque wall insulation can

sometimes prove to be either

uneconomical or downright destructive.

For example, historic and other older

buildings are often built of unreinforced,

load-bearing masonry. This provides a

unique challenge when it comes to

improving energy efficiency. Likely 80

percent or more of the exterior wall area

of an older building is opaque — leaving

20 percent or less area for windows —

and all that wall space seems to cry out

for insulation. It stands to reason that if

the R-value of the opaque wall is

improved, the energy performance can

be improved, and energy costs can be

lowered. The problems lie in how to

change the hygrothermic performance

of the wall by adding insulation.

Hygrothermic means heat and

moisture transfer through building

materials. In a load-bearing masonry

building, for instance, the moisture that

starts out as rain on the exterior surface

and makes its way to the interior as

absorbed moisture in the masonry, dries

to the inside with the help of the heating

system. The wall gets wet, the wall dries

out. This has occurred for 100 years in

many older buildings. From ahygrothermic perspective, this is whathas contributed to the longevity of thehistoric building stock.

Unfortunately, the wetting and dryingcycle, in the absence of thermal insulation,does little for energy conservation.

When interior insulation (and oftenalso a vapor barrier) is added to a wallassembly, the hygrothermic performancechanges. The wall stays colder, and thuswetter, as it loses its ability to dry to theinside. That extra moisture can causeserious problems such as mold,decomposition of the brick and mortar,corrosion of metal fasteners in the wall,rot of wooden beams bearing inmasonry beam pockets, efflorescenceand in colder climates, spalling due tofreeze/thaw cycling.

Another common problem whenimproving an older, unreinforced load-bearing masonry building is that aseismic upgrade is sometimes requiredby code. When this is the case, anotherlevel of complexity is added to theexterior wall. The most commonmethods of seismic upgrade involveeither adding concrete to most of theinterior surface of the exterior masonryor constructing a shear wall that can addlateral support and a medium for tyingback the masonry. Both of thesesolutions create difficulties – again bychanging the hygrothermic performanceof the wall.

The basic principles of buildingenclosure design are pretty simple. Forany enclosure and condition you mustcontrol the movement of moisture, air,vapor and heat. Keeping moisture undercontrol is first and foremost the mainfocus of any enclosure.To that end, whenlooking at improving the energyperformance of a particular structure, beconscious of all the variables and analyzethe performance of the system as a whole.

One helpful tool is the hygrothermicmodeling software WUFI (Wärme undFeuchte instationär: Transient Heat and

Moisture), created by the Fraunhofer

Institute for Building Physics in

Germany and supported in the United

States by the U.S. Department of

Energy and Oak Ridge National

Laboratory. The software can give

projected temperature, humidity and

water content levels for a given assembly

using real, local weather data. Using this

analysis, variables can be analyzed and

problems can be predicted before

committing to what could be costly

mistakes on a building.

Case studies have shown that it pays

to look at the entire building when

considering an energy upgrade. By

analyzing the life cycle costs of various

options for improving energy

performance and then focusing on the

best value items, the approach can be

prioritized. Often upgrading lighting

and mechanical system controls,

refurbishing windows and adding attic

insulation (which is often relatively easy

and does not present all of the same

potential problems as insulating opaque

walls) can dramatically improve the

energy efficiency of the building

without breaking the budget or putting

the structure at risk.

Sometimes it is possible to upgrade

the exterior wall by adding insulation.

Sometimes replacing worn out windows

makes a great deal of sense. Often the

best, most cost-effective path to better

energy performance is not the most

obvious. Through careful analysis of the

unique circumstances found in existing

buildings, wasted energy can be

economically reduced and, at the same

time, the enormous investment can be

preserved in existing building stock.

David Wolff is a licensed architect and

building enclosure consultant with The

Facade Group, LLC in Portland, Oregon.

Wolff can be reached at

[email protected]. OF


Collaboration is the key to

designing 21st Century

learning environments for

Oregon students of all ages.

Developing community consensus

around schools and educational

delivery is a dynamic process fueled by

the collaboration of many audiences,

each with passionate points of view.

Today, in addition to developing

consensus and reaching decisions on

traditional issues of site, educationalprogram and design, the role ofsustainability is an ever increasingelement of the design process.

When a collaborative designprocess commits to the tenets ofArchitecture 2030 as design goals, theresult is more than a school. Theoutcome is a learning environmentthat elevates student performance andentire communities, equipping each tocompete in a local and global economy.

Elevating Education inScappoose

Scappoose is in a semi-rural areajust outside the Portland metro. Itspopulation of 6,000 is split betweenprofessional/administrative workersand production/industry/agriculturalfamilies. In Scappoose, the designteam engaged a community thatpossessed a passionate interest for asustainable approach as it worked toupgrade its educational facilities.

Non-Profit Program, Architecture 2030, is Changing the Way Buildingsare Designed and ConstructedBy Scott Rose


The process began by inviting the

Scappoose school community to a

high performance design charrette to

investigate sustainable design

opportunities for this project. The aim

was to share insights and ideas and

collaborate with all stakeholders to

develop a sustainability-oriented

approach for the Petersen Elementary

School design. Design team

participants in architecture,

engineering (structural, mechanical

and electrical), landscape and interiors,

along with a representative from the

Oregon Department of Energy, met

with approximately 75 community

members for an all-day environmental

work session.

An initial brainstorming exercise

identified significant community

commitment to water and energy

efficiency and interest in options for a

high-performance building envelope.

Building on the themes of the eco-

charrette, the next phase of community

engagement was a traditional design

charrette. Over the course of three days,

designers collaborated with school

community representatives to develop

design goals and compose design

options in response to those goals.

The final design for Otto Petersen

Elementary School reflects the desires

and discoveries through this

community collaboration. This school

meets the needs of both the Scappoose

School District and the greater

community.

Petersen Elementary is designed to

seamlessly integrate with an existing

K-3 center adjacent to the site. The

resulting design is a comprehensive

and sustainable K-6 facility. Four

distinct zones were created in this

design: vehicular, learning, play and

pastoral. These boundary definitions

inform the building organization and

create dedicated spaces on the site.

Three distinct volumes define the

school’s footprint. While each unique

shape could stand as its own building,

all three are unified by a circulation

spine. This serves as a gathering space

for group learning, assembly space for

the cafeteria and a learning commons

for the library. Interior nodes along the

spine define learning and play spaces,

while exterior nodes delineate the play

and pastoral outdoor areas. On the

upper level, the library reaches over the

bus loop, connecting to the landscape

to the south.

Elevating Sustainable DesignAccording to the Architecture 2030

website (www.architecture2030.org),

buildings are responsible for 74.5

percent of U.S. electricity

consumption, 50.1 percent of energy

usage and 49.1 percent of carbon

dioxide emissions.

The tenets and sustainable

benchmarks of Architecture 2030

should be the primary design goals for

every project in the public sector. This

is especially true in construction of

new schools where entire structure and

site materials, mechanical systems,

landscaping and spaces can be weaved

into the curriculum to teach

understanding of sustainability and

environmental stewardship.

In many buildings, sustainability is

invisible. It’s the clean, fresh air that is

taken for granted. It’s decreasing water

use in bathrooms. Or it’s the source of

the material you’re standing on while

engaged in an activity.

But at Petersen Elementary, the value

of sustainable choices and building

features are linked to everyday learning.

MaterialsAt Petersen Elementary, the

approach focused on maintaining

greenspace, minimizing displacement

and re-purposing natural materials.

The site placement, design and

construction preserved 70 percent of

the total trees on site. Trees and wood

displaced during construction were re-

purposed for monument signage,

benches, planter boxes for the roof

garden and mulch.

WaterRain gardens throughout the site

and at the main entry detail the

movement of water across the school

grounds. The rain gardens enhance a

student’s understanding of the process

of natural water filtration, absorption

and how landscape impacts water flow

and quality.

The Petersen rain gardens also

reference the cultural heritage of the

Scappoose community. In the

Chinook language, “Scappoose” means

“gravely plains” or “rocky creek,” which

inspired the winding-creek design of

the rain garden plan.

A second-level roof garden

specifically targets opportunities for

structured outdoor learning. Multiple

structured planters provide individual

planting areas for each grade level and

continued on page 14

PetersenElementary School Location: Scappoose, OregonSize: 70,270 square feet ofindoor and outdoor learningsupport spacesGrades: 4-6Date Completed: August 2010Project Team:DLR Group, Architect,Educational Planning, Design,Interior Design, MEPEngineering, StructuralEngineeringCornerstone ManagementGroup, Program ManagerP&C Construction, GeneralContractorCardno WRG, LandscapeArchitectureMGH Engineers, CivilEngineering


special needs, learning programs.

Rainwater is harvested over 5,500

square feet (half of the gymnasium

roof ) and directed to a storm water

cistern. Stored water is used for all

toilets and urinals. Projected rainfall

will contribute to 42 percent of flushes

using harvested rainwater, with

connections to the city water system

providing the rest when the cistern is

dry. Low-flow restroom fixtures

include ultra high-efficiency urinals

and solar powered dual-flush toilets.

SystemsWith design goals based on

Architecture 2030, energy efficiency

was a focal point at Petersen

Elementary.

The high performance building

envelope features R24 minimum at all

walls, R30 at all roofs. Renewables

designed to provide energy savings

include photovoltaic panels on the

library roof that also double as

sunshades and windows with extreme

southern exposures.

The mechanical system uses

displacement ventilation in high

occupancy areas to introduce air at

room height. This allows air to be

introduced at lower temperatures, with

resulting energy savings, to achieve

target comfort levels. Ventilation

sensors at windows in classrooms

automatically shut down variable air

volume distribution into spaces when

windows are opened. Energy savings

also are achieved through a high-

efficiency chiller. Heat recovery in the

air-handling units is designed to

extend the value of the energy used to

heat the air.

The design team used modeling for

the design of occupancy sensors to

regulate lighting. This modeling is

targeting 20 percent less energy than

called for by the Oregon State Energy

Code. Skylights and a translucent

ceiling system illuminate common

areas on both levels. Every classroom is

day lit and optimized to negate

window glare effects. This natural

lighting creates a more natural and

harmonious internal environment for

students.

All of these features come together

inside the school as part of the

curriculum. Kiosks with video

monitors (green screens) inside the

school enable students to monitor the

building’s energy use and conservation.

From the building design, to the

building resources and the curricula,

Petersen Elementary School is truly a

lesson in sustainability. Students

realize how small changes, such as

minimizing energy usage, maintaining

green space and re-purposing natural

materials, can affect the environment

in a big way. The ultimate lesson

imparted to students at Petersen

Elementary School is how to become

global citizens.

Scott Rose, LEED

AP, is a principal

with DLR Group

in Portland. He

leads the f irm’s K-

12 practice in

Oregon managing

projects through the

design life cycle, from community

meetings through construction

administration to completion. Contact

DLR Group at 503.274.2675. OF

Petersen Elementary features a variety of sustainable features to enhance the learning experience for students andteachers and to benefit the environment.



social responsibility

V isiting Hawaii once, my wife

and I were walking from our

beachfront hotel through a

yard full of fragrant flowers. I stopped

and picked one of the plumaria flowers

from a tree and romantically stuck it in

my wife’s hair.

A neatly dressed gardener nearby

looked up and pleaded, “Please don’t

pick the flowers. If everyone did, the

tree would be bare in a single day, and

stay that way for the rest of the year,

with nothing left for others to enjoy.”

That was a right-on-target lesson

that I deserved to hear. I was not alone

in my little urges and activities. With

all of those other people out there on

this planet, there is a surprising

multiplication of our actions, even the

smallest ones.

Thus a seemingly insignificant act

can cast a long shadow. Such as

recently when a middle-aged couple

caught up with me at an event I was

attending. The woman grabbed me by

the arm and blurted out, “Oh, Mr.

Aslett, we attended one of your

cleaning seminars 25 years ago in

Riverside. It was wonderful and made

a great change in my life.”

She went on to compliment me

further until her husband, who was not

so taken with all of this, stepped up

somewhat grumpily and said, “Yeah, I

remember going there, and I only

learned one thing — to turn my socks

and underwear right side out after I

took them off and before I put them in

the hamper. That’s all I got out of it.”

His wife, still clinging enthusi-

astically to my arm, said, “Yes, and he

has done it every day since. That’s

25,000 times I’ve been saved having to

do that myself before I put them in the

washer.”

The same is true of single, little,

daily, earth-friendly actions like

recycling that can or jar instead of

trashing it or remembering to use the

reusable grocery bags you bought,

instead of paper or plastic. As one

pebble tossed into a still pool can

generate a hundred ripples, one single

wise principle or act can have

unimaginable cumulative value. Good

or bad is never a stand-alone process,

because no man is an island. It all

counts, now or later. Our little

individual actions, all added up, will

determine our ultimate outcome: the

future of the world.

Don Aslett, the

founder of Varsity

Contractors, has

revolutionized both

the home and the

workplace with his

popular cleaning

services, products and books. He has

written more than 30 books relating to

building maintenance. OF

Little Me, Make a Difference?By Don Aslett

‘‘ ‘‘...There is a

surprising multiplication

of our actions, even the

smallest ones.


Historic Hotel Promotes Innovation andTradition with Sustainable UpgradesBy Kelly Lux

Upgrading the Heathman Hotel, which was built in 1927,

to be more environmentally sustainable while preservingthe building's natural and culture uniqueness, has been,

and continues to be, an ongoing process.Since 2006, significant changes have been made by hotel

management to reduce the building's energy use and associatedelectrical and natural gas consumption, increase guest comfort,improve operations, increase property value, create diagnostic toolsfor staff and add to the economic vitality of the travel industryand the city of Portland. To date, the Heathman Hotel hasupgraded its HVAC control systems for the central plants andcommon areas, participates in the Blue Sky Renewable Energyprogram through Pacific Power, replaced all guest room lightingwith compact fluorescent bulbs, remodeled the 155 hotelbathrooms, upgraded each guest room's HVAC unit as well as thetemperature controls and most recently upgraded its domestic hotwater boilers, heating hot water boiler plant and water cooledchilled water plant.

“Innovation is critical to our success,” said Heathman HotelGeneral Manager Chris Erickson. “It is only natural to take a long,hard look at the building facilities and best practices and positionourselves for the next 20 to 25 years as a model of sustainabilityand efficiency.”Photo courtesy of John Rizzo photography


The 150-room, 115,000 square-foot Heathman Hotel promotesinnovation and tradition. Managementwanted to ensure the buildingremained an icon in Portland for thenext 90 years. Sustainableimprovements seemed the mostobvious and rewarding solution,Erickson said.

Initially, partnering with EnergyTrust of Oregon and its trade allies,energy management consultant firmViking Energy Services and thecontractor, Environmental ControlsCorp., Heathman spent six monthsupgrading the chilled water andheating hot water central plant controlsystems and common area temperaturecontrol systems to a DDC system andapproximately $150,000 to reduce itscarbon footprint. That partnership wascrucial to the process, Erickson said.Now, an estimated 149,941 kilowatthours of electricity and 15,197 thermsof natural gas are saved by the hoteleach year. Monthly savings are close to20 percent.

“The Heathman Hotel views itselfas a responsible leader in sustainability,particularly in the category of historicsustainability and preservation,” saidErickson.

In addition to saving energy andnatural gas, Heathman Hotelpartnered with Pacific Power toparticipate in their Blue SkyRenewable Energy program — theonly hotel in downtown Portlandenrolled at the 30 percent level in theprogram. Now, 30 percent of the totalenergy usage by guests and employeesis renewable.

Using the incentive or rebatemoney available through Energy Trustof Oregon, Existing BuildingsProgram, Heathman was able to moveforward with more sustainablemeasures, including an upgrade of allguest room lights to compactfluorescent bulbs. Annual kilowatthour consumption in the guest roomswas reduced by 500,000 hours.

“Changing out the lamps and thelighting was a critical piece of thepuzzle,” Erickson said. “It gave us themomentum we needed to moveforward with the bathroom remodel.”

The $4 million bathroom remodelwas perhaps the most significantundertaking as far as sustainableefforts go at the Heathman. Ericksoncalled it amazing and suggested thatthe remodel repositioned the hotel as amodel of sustainability.

“The bathroom undertaking washuge — a giant and a big success,”Erickson said. “One hundred fiftybathrooms were remodeled, and only 1percent of that waste went to thelandfill. To me, that is a great story. Itwins us business, increases employeemorale and reduces the carbon travelfootprint.”

Partnering with Ankrom MoisanAssociated Architects, Heathmanrecycled, re-purposed and reusedapproximately 99 percent of the oldfixtures and waste from the bathroomremodel — most of which was donatedto Portland's ReBuilding Center, anon-profit building materials resourcein North America. The teak trim,mirrors, stone vanities and tubs wereretouched and reused. Certified woodthat adheres to all sustainable buildingpractices was purchased from theForest Stewardship Council. The newshower heads reduce gas consumptionby 10 to 20 percent, and the new toiletsreduce water consumption by half.Thetile, which was installed on the wallsand the floor, is made of 40 percentrecycled material.

“Those little, tiny things make adifference,” Erickson said. “Wepartnered with local businesses thatwere small enough to understand ourneeds, to work with us and to findproducts that were more sustainable.”

Once the bathrooms had beenupdated, Viking Energy Services,building energy analysts, with helpfrom the Energy Trust of OregonExisting Buildings Program, assistedthe Heathman Hotel in prioritizingthe potential energy savings projectsand mechanical systems upgrades.

The hotel then upgraded the guestroom HVAC and the temperaturecontrol system, saving approximately11,893 therms and 281,930 kWh.Based on Viking Energy Servicesenergy analysis, four domestic hotwater boilers, one heating hot water

boiler and the entire water cooledchiller plant were replaced bymechanical contractors HunterDavisson, American Heating andHVAC, Inc. The Energy Trust ofOregon also helped subsidize theenergy-saving projects by providingsubstantial financial incentive, basedon estimated annual energy savings, tooffset project costs. The new boilerswill increase the hot water heatingefficiency and domestic hot waterefficiency by 15 to 20 percent, savingan estimated 15,963 therms, while thenew water cooled carrier chiller plantis expected to save an estimated244,380 kWh annually. Ericksonestimated the return on investment,after receiving Energy Trust ofOregon incentive, on the boilers andHVAC system to be approximatelyfive years and on the chiller plant to beabout six years.

“Since 2006, it's been a pleasureworking with the Heathman Hotel,Mr. Erickson and his staff to improvetheir HVAC and mechanical systemsand reduce their hotel's energyconsumption,” said David Lee,principal at Viking Energy Services.“They have been very receptive tocompleting the energy savingsprojects that we have recommended,and in a way that hasn't reallyimpacted regular hotel operations.Additionally, we are looking forwardto helping them achieve the EnergyStar Label for the hotel.”

Erickson is also pleased with theresults.

“We are going to have this

equipment for the next 20 years,”

Erickson said. “It is part of the ethos of

who we are, part of the culture of this

hotel. Our responsibility is to bring

money to the bottom line. Being green

and being Green Seal Certified helps

us achieve our guest revenue goals and

our bottom line goals as well.”

Bluevine Studio, which specializes

in sourcing materials and furnishings

for green remodeling projects, worked

with Heathman Hotel in remodeling

the Tea Court, Hotel Library and team

member break room and restroom

continued on page 18

Deconstruction is an affordable

and sustainable alternative to

conventional demolition. It is

often defined as the “selective

disassembly of a building structure in

reverse order of assembly, usually by

hand, to maximize the recovery of used

materials for reuse.”

Construction and demolition debris

constitutes an estimated 25-30 percent

of waste stream and upwards of 60-75

percent of those materials can be reused

or recycled. Deconstruction significantly

reduces that waste, achieves reuse and

recycling and minimizes the impact on a

region’s natural resources.

Working mostly by hand, skilled

deconstruction crews can salvage for

reuse up to 85 percent of a building’s

major components. Nearly 100 percent

of the construction debris from the

former bathrooms at the Heathman

Hotel (155 bathrooms in total) was

donated to Portland's Rebuilding

Center.

Since deconstruction generates far

less waste than mechanical demolition,

it’s the ideal method for helping projects

achieve sustainability. Environmentally

responsible, it captures the embodied

energy already inherent in the salvaged

materials and resources, thereby

preserving natural resources for future

generations. Unlike demolition, it

doesn’t require the use of massive

amounts of water to control dust and

particulate matter from rising up into

the air. Since the building doesn’t have

to be watered down while being

deconstructed, hazardous pollutants

aren’t being washed into the storm water

system,eventually making their way into

and damaging the local watershed.

Deconstruction is affordable and

price competitive with mechanized

demolition, particularly when the

potential tax benefits are considered.

Many deconstruction firms nationwide

either are non-profits or partner with

501(c)(3) non-profit recycling centers.

Clients working with firms such as these

will receive a tax-deductible receipt and

documentation for all materials salvaged

and donated to these charitable

organizations. This offers the potential

of substantial tax deductions for the

donated building materials, which can

significantly offset costs of

deconstruction while making a

difference in the community.

Equally important, deconstruction

creates green jobs. Deconstruction

provides an estimated six to eight more

worker days at a living wage than

standard demolition. At a time when

leaders are desperately seeking ways to

rejuvenate the economy and grow jobs,

responsible re-purposing of built

environments can lead the way.

Deconstruction can help a project

qualify for the U.S. Green Building

Council’s LEED Certification. It also

earns remodelers points on green

remodeling projects under the NAHB

Model Green Home Building

using sustainable products for thefurnishings and new design features.Eco-friendly flooring, made of pre-consumer and post consumer recyclingmaterials, was used in the remodel.The cabinets and tables were re-purposed and resurfaced. The lightingwas replaced with more energy-efficient bulbs. Additionally, all itemsthat were not used were carefullysorted for recycling.

“We re-purposed as much as wecould,” said Kat James, principal ofBluevine Studio. “We wanted tomodernize — bring things up to date.I think we were really successful.”

The sustainable practicesimplemented at the Heathman Hotelwere successful enough to earn thehotel Green Seal Silver Certificationin February 2011.

Erickson is quite pleased with the

direction the hotel is headed. He

attests that every improvement to the

facility during the last five years has

helped to make the hotel a better place

— especially in terms of sustainability.

Part of the process was overcoming the

challenges of updating a nearly

century-old building to make it energy

efficient.

“If we can change our best practices

and our building, using the shell of a

1920s building, into a green,

sustainable, future-oriented business,

there is no excuse for any other

business not to follow suit,” Erickson

said.

Other best practices that have been

implemented at the hotel included

food composting and the use of Green

Seal Certified cleaning products and

recycled soap and shampoo. Erickson

meets regularly with Viking Energy

Services, helping the hotel stay on

track to become the first Energy Star

labeled hotel in Oregon.

“It may take a little bit more time to

do the right thing,” Erickson said. “But

it is a lot easier than it was five or 10

years ago to move in the right direction

and be green.”

As a Four Diamond hotel that

offers a full-service restaurant with

private dining and catering space, the

commitment at the Heathman Hotel

to sustainability reflects on the

community of Portland, which is

known as one of the greenest cities in

America.

“We are always promoting our city

as the greenest destination in the

United States,” Erickson said. “We

own that particular brand. And if

Oregon businesses can continue to

collaborate together, we will continue

to be the top choice for green meetings

in the United States.” OF



Deconstruction Wise Alternative to DemolitionBy Douglas Lichter

Guideline, a helpful tool remodelers can

use when planning a deconstruction and

remodeling project.

Deconstruction crews remove

building materials from kitchens and

bathrooms for smaller remodeling

projects, while most experienced firms

will hand dismantle anything: sheds,

garages, porches, decks, complete

houses, barns, commercial, even

industrial buildings.

The deconstruction of the

Heathman Hotel bathrooms and suites

presented some unique challenges not

typically encountered on a standard

project. It came with all the

commensurate challenges a contractor

experiences in any urban setting:

parking and site logistics issues.

The hotel sits in the heart of a dense,

urban setting and shares an internal

driveway with the adjoining performing

arts center, the Schnitzer Hall. In thiscase, the deconstruction crews had tocontend with the quality of experiencefor hotel guests while transportingmaterials up and down floors. Quietneeded to be maintained until 10 a.m. soas not to disturb guests on adjoiningfloors, shortening the work daysignificantly. In addition, the onlyfreight elevator in the building exists ina bustling kitchen on the way to theinterior driveway alley where off loadswere placed for salvaged materials anddebris. Since dinner preparations beginmid-afternoon, the afternoon wasequally circumscribed, therebyshortening the effective workday to only

five hours.

While the property presented some

challenges to the deconstruction crews,

management at the Heathman couldn't

be more pleased with the sustainability

practices accomplished through the

deconstruction process. Essentially,

deconstruction and recycling can

occasionally take more time and effort

than demolition, but the many benefits

outweigh the minor challenges.

Douglas Lichter is the deconstruction services

manager for the ReBuilding Center of Our

United Villages. He can be reached at

503.331.9875 or [email protected].


Photo courtesy of John Valls Photography

ECO-REMODELFACTS ANDFIGURES:• 50 percent less water consumption in

the guest rooms

• 20 percent less gas usage fromshowerheads

• Diverted 15 tons of debris from landfills

• 99 percent landfill-free remodel

• Used a Caribbean teak wood certified bythe Forest Stewardship Council (FSC)which has a paper trail documentingsustainable forestry practice from the dayit was planted until harvest, in accordancewith the Smartwood Rainforest Alliance

• 40 percent recycled tile suited tohotelier’s needs: quiet installation, nodemolition (The Heathman Hotel is thefirst company to install this tile in theUnited States.)

• Allowed preservation of original teak trim,stone vanities and tubs

• Custom designed low-energyLED lighting

• Employed 13 local vendors


Our company’s definition of

sustainable design differs

from that of mainstream

architecture,” says Mike Iannone,

manufacturer’s representative for

modular interior wall solutions. “The

design community focuses on energy

conservation and recycled content, but

to sustain means to stay in use.

Conventional interiors have a limited

life cycle and are, by definition, the

antithesis of sustainability.”

The average life cycle for a standard

commercial building interior is 54

months and for retail, 20 months,

according to Iannone. A study by the

U.S. Environmental Protection

Agency revealed that for every square

foot of sheet rock installed in new

construction, one pound of drywall

ends up as garbage. Roughly 28 to 30

percent of landfills consist of

construction, demolition and

renovation waste.

Conventional drywall construction

is an environmentally damaging cycle

of building, demolition, disposal and

rebuilding. Modular interior wall

companies redefine sustainable

building interiors by manufacturing

cutting-edge, environmentally-

friendly solutions that are built to last.

“Reducing and reusing are the best

ways to maximize sustainability,” says

Iannone. “Recycling actually has a

large carbon footprint. You need fuel

to transport the existing materials and

convert them into something new.”

Along with their distribution

partners, modular wall companies

create customized, productive spaces as

long-term solutions for a client’s

continually evolving needs. Many

modular wall solutions are an

adaptable kit of parts that reconfigure

easily and efficiently. A wide range of

standard and custom options gives

individuals exactly what they want

while maintaining a consistent overall

look and feel.

“Designers love modular interior walls

because they can control the aesthetic as

well as the ever-changing function,” says

Taylor Finlay of Environments in

Portland, a modular wall distribution

partner. “They love giving clients the

ability to change any wall into what it

Company Manufactures Cutting-Edge, Environmentally-FriendlyModular Solutions that are Built to LastBy Amanda Gilchrist

“

needs to be five years from now.”

Conventional construction often

forces tenants to lease more square

footage than necessary to

accommodate inevitable future

changes. The adaptability of modular

walls allows clients to maximize their

existing space, integrating freely with

the base building.

Select modular walls are freely

compatible with other manufacturers’

furniture, millwork, electrical and

plumbing. By using a modular interior

solution, building managers don’t have

to worry about disrupting asbestos or

compromising aesthetics and function.

Revolutionary technology helps

modular wall companies achieve some

of the shortest lead times in the

industry. One company uses an

advanced design platform, an object-

oriented software loaded with specific

product information. It streamlines the

order process, increases productivity

and drastically reduces error margin.

“When I’m designing a project, the

design platform gives me

comprehensive pricing, shop drawings,

AutoCAD files and a bill of materials

for sign-off and order entry,” says

Finlay. “When I complete the design

work, I send the electronic files to the

manufacturer, and it’s a pretty quick

turnaround to get my order

acknowledged with a ship date. They

use the electronic information to

immediately start manufacturing the

parts in their factory.”

Designing in software

automatically creates an interactive 3D

interface, a powerful communication

tool. Using patented video game

technology, the program creates

graphic, real-time elevations that give

clients a detailed visual mock-up of

their interior solution. Changes are

easily made and submitted for review.

Because the image is the order, clients

don’t have to wait for custom product

engineering.

“The manufacturer automatically

generates a list of parts and installation

drawings when the order ships,” says

Finlay. “It saves so much time. I don’t

have to spend three days updatingfloor plans and tagging each tile. Theinstallers get the drawings, we’re alllooking at the same thing, and weknow it’s accurate.”

Though potential clients see theenvironmental benefits of modularwalls, they often assume the cost issignificantly higher, which isn’t thecase. Additionally, modular walls offera huge tax savings over traditionaldrywall construction, as they fall intothe same category as office furniture.Furniture depreciates over a seven-yearschedule as opposed to conventionallyconstructed interiors, which depreciateover a 39-year schedule. Recent taxlaws currently allow for 100 percent offirst-year depreciation.

“If a for-profit company in Oregonspends $1 million on a modular interiorsolution, the first year tax write-off hasa cash value of about $400,000, or 40

percent of the purchase price,” saysIannone. “It’s like getting a subsidy forchoosing modular walls.”

Traditional construction might seemlike the cheapest way to build a wall, butnot when you look at the big picture.Conventional construction projectsoften exceed the initial budget anddeliver late. With a modular interiorsolution, the cost is the same from thestart of the project to the end, and theyoften help reduce construction leadtime by two to three weeks.

“Time is money, and the sooner abusiness can get up and running, themore productive they’ll be in the longrun,” says Iannone.

Amanda Gilchrist is a project managerat Environments, a distribution partnerfor DIRTT modular solutions. She canbe reached at 503.963.6205 [email protected]. OF

interiors


Photos courtesy of DIRTT modular solutions

For most people, efficiency can’t be

seen. Telling how efficient a

building is just by being inside it is

hard. Most commercial building dwellers

can’t detect subtle shifts in temperature

setpoints, let alone tell a building’s energy

performance by looking at it. If it were

easy to see the amount of energy being

wasted in most commercial buildings on

a daily basis — like piles of money flying

out of the building on cold nights, hot

days and long weekends when the

building is empty — then energy

measurement and verification would be

top of mind and agenda.

By contrast, operating budget

excess is easy to see. Energy comprises

a third of most buildings’ controllable

operating costs. Now that owners and

managers are learning that just low-

and no-cost energy efficiency measures

alone can reduce their annual energy

spend by an average of 15 percent.

They are having facility managers run

energy saving diagnostics to uncover

big savings from simple fixes.

However, these types of savings

opportunities typically revert back

without rigorous oversight on the part

of the facilities staff. After diagnosing

and changing your systems, how do

you know if your energy-saving

adjustments are working? And what

do you do if they aren’t?

New, affordable methods are

increasingly available to help. Ongoing

energy measurement and verification

services, known as “M&V” in the

industry, prove that predicted savings

from proposed energy conservation

measures are happening (or not)

through scientific measurement.

Energy measurement and verification

helps facility managers bridge this gap

of invisibility by providing real time

data that help to ensure the delivery of

monthly savings. As facility managers

feel increasing pressure from

management to reduce utility bills,

they’ll need data to show and prove

savings from actions taken to reduce

energy usage.

What is energy measurementand verification?

Energy measurement and

verification is the ongoing, continuous

monitoring of a building’s energy use

over time, tracked and analyzed by

sensors, software and consultants who

interpret the data. Many call it the

equivalent of adding a 24/7 energy

expert to building management staff to

continuously watch the energy use of

the facility and tell facility managers

when they are saving money or wasting

it. If it is paired with cost-cutting

recommendations from the system and

energy analysts, it goes beyond making

the facility manager’s job easier to

making that person look like a hero.

Building conditions and tenants are

in constant flux. From weather

conditions to interior office and cubicle

rearrangements, energy management is

Turning Invisible Efficiency Measuresinto Visible SavingsEnergy Measurement and Verification ServicesMeasure the ‘Invisible’ for Facility ManagersBy Jim Crowder


a moving target. Measurement and

verification allows the potential for

instant adjustment should building

conditions change, tracking how much

energy is being saved as a result of

changes on a day-to-day basis.

How does it work?The most effective measurement

and verification systems stay quiet

when building systems are functioning

optimally, constantly looking for data

that is out of the expected range for

that building and quickly identifying

the most serious energy waste. Real-

time alerts are issued when energy use

exceeds baselines. Continuous

monitoring allows energy analysts to

identify changes in building efficiency

as they happen and make immediate

corrections to avoid unnecessary costs.

Most measurement and verification

services use sensors to collect energy

usage through an interface to the

building’s electric meter. Those pulse

measurements are sent wirelessly to a

server, where the data is collected.

When run through a sophisticated

software platform, that data can be

analyzed and presented via a real time

energy dashboard or reports. The

information is then reviewed by an

energy analyst, and recommendations

can be made when opportunities to

save energy are identified.

Measurement and verification

provides the information needed for

executive leadership to ensure energy

waste is eliminated in their buildings

leading to lower operating costs.

Measurement and verification inpractice

Generally, facility managers’

demanding schedules and breadth of

oversight aren’t best suited to day-to-

day measurement of continuous data.

But with energy costs inevitably on the

rise, facility managers (and their

managers) will want to keep a watchful

eye over every dollar.

As facility managers know, energy

management isn’t a one-time event.

Energy waste and cost control require

continuous monitoring, analysis and

management. To simplify those tasks,

one of the most important tools in the

effort to improve buildings’ energy

efficiency is to solve the difficulty of

eliminating waste with a robust energy

measurement and verification system.

Jim Crowder is president

and CEO of AirAdvice,

an industry-proven,

energy services delivery

platform. Read more

about AirAdvice at

www.airadvice.com. OF


building controls


Data CenterWorks with

Energy Trustof Oregonto ImproveEfficiency

By Susan Jowaiszas

A s a managed hosting and

colocation services provider,EasyStreet Online Services has

delivered secure IT infrastructuresolutions since 1995. Known for itsexpert technical support, the company isalso recognized for its environmentalfocus, including its use of 100 percentclean wind power purchased from itselectric utility,Portland General Electric.

In 2009, Energy Trust of Oregonconducted an energy study ofEasyStreet’s Beaverton, Oregon, datacenter to establish an operational usagebaseline and discover possibleefficiency improvements the companycould apply to its facility. The studyidentified airflow managementstrategies that made technological andfinancial sense for EasyStreet’s facility— and qualified for Energy Trustincentives, as well.

The data center is a grid of aisleswith nearly 200 cabinets containingequipment owned by colocationcustomers. Using thermal imaging,computational fluid dynamicsmodeling and expert analysis,EasyStreet was able to identify hotspots in both the older and newer areasof the data center, indicating thefacility needed better airflowmanagement.

The first step in the airflow projectinvolved determining the leastdisruptive layout that would allow forhot and cold air management —keeping the area at a stabletemperature is essential for reliable,uninterrupted performance.

EasyStreet thoroughlycommunicated with customers aboutupcoming changes and coordinatedthe necessary moves, which includedaligning all the servers so the air-intake sides faced front into the “coldaisles” and the heat-exhaust sides facedback to the “hot aisles.” Managingcables and blocking cabinet gaps withblanking panels also improved bypassairflow.

The next step was to move the coldair into the right areas. EasyStreetcontracted with Protemp Associates of

Portland to install diffusers on the airhandlers to direct the cold air into thecorrect aisles.

Finally, Weaver Technologies ofTigard used AirBlock componentsfrom Simplex to create caps over thetop of the hot aisles, extending themall the way to the air handlers. Aspecial feature of the cap designensures the caps will drop open toexpose the existing fire suppressionsystem if needed.

Once the containment componentswere in place, the air handlers weretuned so they operate steadily andefficiently, rather than in bursts of“short cycling” (running for a shorterperiod of time than it should). At first,it was challenging to match the airhandlers to the temperaturefluctuations, but now with the rightconfiguration, EasyStreet has takentwo of six units offline.

With all of these improvements inplace, the data center is maintainingstable intake temperatures below itstarget of 74 degrees. Measurementsshow fewer than five degrees per hourvariance, which is exceptional byindustry standards. With Energy Trustincentives, EasyStreet expects an 18-month payback on the project.

“Data center operators might bewary of touching their existingsystems,” said Rich Bader, presidentand CEO of EasyStreet. “It seems liketrying to fix a jet engine midair. Wecan say it’s both possible andworthwhile to do. The net resultexceeded our expectations in terms ofenergy reductions.”

Energy Trust of Oregon is anindependent non-profit organizationdedicated to helping utility customersbenefit from saving energy and tappingrenewable resources. Their work helpskeep energy costs as low as possible.Learn more at www.energytrust.org orcall 1.866.368.7878. OF


utilities

PROJECT-AT-A-GLANCE

Project Benefits• Reduced energy use and costs• Lowered average

temperatures, increasingstability

• Improved conditions forservers and air conditioningequipment

• Maintained functionality of firesuppression system

Equipment Installed• Diffusers on air handling

system• AirBlock isolation components

from SimplexFinancial Analysis• $131,885 project cost• $65,942 Energy Trust incentive• $35,121 estimated annual

energy cost savings• 524,187 estimated annual

kilowatt hours saved


Green technology innovation

is thriving in this economy as

businesses look for cost and

energy saving strategies to enhance

efficiency and sustainability into the

future. According to the Energy

Information Administration, U.S.

buildings use more than 70 percent of

the country’s electricity and consume

nearly 40 percent of its energy (Green

Building Alliance, 2010). Compared to

standard buildings, green buildings

have been shown to lower maintenance

costs by more than 10 percent, reduce

energy use more than 25 percent and

significantly increase occupant

satisfaction (Green Building Alliance,

2010).

Building owners and managers

nationwide seek to renovate and

improve their buildings’ energy use

with innovation in green building

design, workplace design and property

management. Programs such as the

federal Energy Star program or the

U.S. Green Building Council’s LEED

rating system (Leadership in Energy

and Environmental Design) encourage

the adoption of green building and

development practices by creating a

recognized benchmark for design,

construction and operation. For

example, the LEED standard for

existing buildings encourages facility

managers and building owners to

address issues of improved air quality

for occupants, lower water use, greater

recycling efforts, reduction of toxic

materials and lower overall operational

and maintenance costs. According to

Thomas L. Friedman’s Hot, Flat and

Crowded, studies show that occupancy,

rental rates and sale prices are higher in

LEED-Certified buildings than in

conventional ones.

An innovation to be protectable

under patent law may consist of a new

and useful process, machine or

composition of matter, or any new and

useful improvement thereof. Those

concepts may include innovations for

sustainable site development, water

savings, energy efficiency, materials

selection and indoor environmental

quality improvement. As owners and

managers seek to squeeze opportunities

for improved efficiency out of everyday

activities and processes, innovation in

construction and management of

facilities may be fertile ground for

patent protection. If you have

conceived of such innovations, you may

be able to seek patent or other

intellectual property protection in order

to monetize the innovations through

licensing or other means.

In a recent decision, Bilski v.

Kappos, 130 S.Ct. 3218 ( June 28,

2010), the U.S. Supreme Court

clarified that innovative processes and

business methods may still be eligible

for protection under the Patent Act.

The Patent Act, 35 United States

Code § 1-376, governs the issuance of

patents. The Patent Act defines four

patent eligible categories: “whoever

invents or discovers any new and useful

process, machine, manufacture or

composition of matter, or any new and

useful improvement thereof, may

obtain a patent.” (35 U.S.C. §101). A

“process”under the Act, is defined as an

“art or method, and includes a new use

of a known process, machine,

manufacture, composition of matter or

material,” (35 U.S.C. §100(b)). A

business method is a specific type of

“process,” an orderly procedure, a

regular way or manner, a method of

doing business.

What processes, business methods,

are eligible for patent protection?

In 2008, a landmark Federal Circuit

decision suggested that a process is

eligible for patent protection “only if it

is tied to a particular machine or

transforms an article into a different

state or thing;” this was known as the

“machine-or-transformation” test (In re

Bilski, 545 F.3d 943, 954 (Fed. Cir.

2008)). The machine-or-transforma-

tion test effectively narrowed the broad

statute; the Patent Office began to

reject patent applications and district

courts began to strike down existing

patents on innovative processes.

In 2010, however, the decision was

reviewed by the U.S. Supreme Court.

In Bilski v. Kappos, 130 S.Ct. 3218

( June 28, 2010), the U.S. Supreme

Court analyzed the rigid machine-or-

transformation test, and found that

while the test is a “useful and important

clue, and investigative tool,” it is “not

the sole test for deciding whether an

invention is a patent-eligible process,”

(Bilski, 130 S.Ct. at 3227). The Court

also clarified the law on business

method patents, finding that business

methods may fall within the scope of

“processes” eligible for protection under

the Patent Act. Finally, the Court

emphasized that clear limitations

remain — “In order to receive patent

protection, any claimed invention must

be novel, non-obvious and fully and

particularly described,” (See Id. at

3228).The invention or discovery must

be more than an abstract idea alone; an

Protect Your Green InnovationBuilding Owners Discover and Patent New Waysto Use Energy More EfficientlyBy Victor Pollak and Artemis Vamianakis


abstract idea that is applied to a known

structure or process, however, may be

well deserving of patent protection (Id.

at 3230).

What does this mean? The Court

did not adopt categorical rules on what

specific business methods would be

patent eligible, lending to what may

be, an unpredictable future. For now,

however, Bilski stands for the

possibility that processes described as

business methods may be eligible for

patent protection.

Accordingly, as building owners and

managers discover new ways to use

energy more efficiently, they may be in

a unique position to harness

innovation in everyday processes into

patentable technology and to then

monetize the technology through

licensing or other means. It may be

worth your while to consult patent

counsel to explore whether patent

protection may be available for your

innovations.

Victor Pollak, an attorney/shareholder at

Fabian Law, concentrates in corporate

and securities matters for businesses and

their owners, including those engaged in

technology commercialization. Artemis

Vamianakis, an associate attorney at

Fabian Law, has experience in a variety

of legal f ields including business

organization, energy and utilities,

natural resources and real property. They

can be reached at 801.531.8900 or

[email protected] and

[email protected]. OF

real estate law


Oftentimes, project teams dive

into a LEED for ExistingBuildings Operations and

Maintenance (LEED EBOM)certification effort without fullyunderstanding all the factors that willaffect their success. Challenges includesetting realistic goals and objectives,dedicating enough time and humanresources to the effort andunderstanding how to budget for it. Bythinking through several key questionsbefore embarking on LEED EBOMcertification effort, you can expect asmoother process that ultimatelymeets your intended goals.

Before considering these questions,a bit of background: The U.S. GreenBuildings Council’s (USGBC) LEEDEBOM rating system gives buildingowners and facility managers theopportunity to develop and implementa robust program that moves theirproperty toward a more sustainableoperations platform. Once in place, athird party evaluates the implementedprogram for its accomplishments.Depending on the number of strategiesimplemented, one of four ratingcertification levels can be awarded:Certified, Silver, Gold or Platinum.

For some buildings that are welldown the green operations path, thecertification exercise is less complex interms of adapting their existingpractices to the LEED requirements,setting up tracking parameters andpreparing the certification submittalfor evaluation. For other buildings, theLEED EBOM program will requiremore in-depth changes to theiroperational practices and culture.Certification will depend on a morestructured approach that producesgreater buy-in and change from avariety of the building’s operationsteam members.

Here are several questions any

project team should be asking beforetackling LEED EBOM certification:

Certification is sought for amultitude of reasons. The mostcommon goals are marketdifferentiation of the property throughthe certification’s branding, operationalcost savings through high-performance operations and reducingthe environmental impacts of buildingoperations.

Understanding the motivations orgoals driving this effort has bearing onits success. Maybe the building ownerswish to use the certification system toreduce the building’s operations. Orthey saw the building down the streetachieve certification and now feel theirbuilding requires Gold-levelcertification to stay competitive in theleasing market. Perhaps they see theprocess as a way to cut operatingexpenses.

By understanding these motivationsand clearly articulating the goals anddesired outcomes, the propertymanagers and building engineers canbetter streamline, focus and direct theirLEED EBOM strategies.

The costs associated with a LEED

EBOM certification effort will most

likely be an unknown before the

project begins. Many teams start their

projects with an investigational

(assessment) phase where each LEED

EBOM credit strategy is explored for

costs upfront and in on-going

operations. Teams will be better able

to create a preliminary credit strategy

and determine whether to target high-

cost credits by understanding at the

onset whether (and how much) money

for LEED EBOM may be available

from a one-time capital expense

budget, from on-going operational

budgets or a mixture of the two

categories.

LEED EBOM isn’t free. If an

organization is willing to explore and

budget for strategies that may have

little or no return on investment but

align well with aggressive goals and

overall objectives, the team is freer to

assess its strategy options in more

depth. However, if budgets are tight

and at least $50,000 to $100,000 isn’t

available, the team may need to

reconsider the pursuit of certification.

It may be better to just use LEED

EBOM as a framework for

implementing a few new green

operational strategies. We have seen

projects achieve certification on

smaller budgets, but this is more the

exception than the rule.

In parallel, the budget question

should also be analyzed from a timing

perspective. Teams will want to

determine whether the organization’s

budgeting cycle aligns with the

ownership’s timeline goals for

achieving certification or whether

funds need to be pulled from other

budget categories to fast-track the

process.

ONE1Why does a building need

this certif ication, and what

are the desired outcomes

from this effort?

TWO2How much tolerance isthere for costs associatedwith this effort, when willbudget be available andwhere will it come from?

THREEBy Eric Baxter

Critical Success Factors of a LEED

Sometimes the top-down mandate toachieve certification doesn’t fullyconsider the human resources element asa primary success factor. Internal teamchampions must be willing to step up,and they must be provided time withintheir busy schedules to facilitate theoperational changes to satisfy eachprerequisite requirement and targetedLEED EBOM credit.

Also, assess whether your internalteam has the expertise and learningability to undertake this effort. A teamthat is rapidly overwhelmed by thedetailed complexity of the rating systemsrequirements will lead to a stagnatedcertification effort, wasted valuablehuman capital and, perhaps worst of all,an uncertified project.

If these questions have youscratching your head or at least thinkingabout your original certification plandifferently, you might benefit from anindependent set of eyes and ears.Asking for outside help isn’t a sign ofweakness. In fact, it may lead tocertification program planning thatidentifies more and better opportunitiesand more robust outcomes.

Eric Baxter is the Existing Buildingsgroup director at BrightworksSustainability Advisors. He can bereached at [email protected] 503.290.3000. OF

THREE3Who will direct the LEEDEBOM certification effortand what involvement willbe required both internallyfrom the buildingmanagement/operationsteam and from externalparties such as contractors,suppliers and consultants?

EBOM Project


Portland General Electrichas more renewable powercustomers than any otherutility in the United States.That’s according to theDepartment of Energy’s NationalRenewable Energy Laboratory(NREL), which released its annualrankings of the nation’s top utilitygreen pricing programs.

At the end of 2010, PGE hadnearly 78,000 business andresidential renewable customers,or 12.6 percent of its eligiblecustomers, enrolled in a PGErenewable power program, whichis well over the national averageof 2 percent participation rate forother utilities.

This marks the secondconsecutive year PGE hasreceived NREL’s No. 1 ranking fornumber of business andresidential renewable powercustomers. PGE also continues tohold NREL’s top spot for sellingmore renewable power toresidential customers than anyother utility in the United States.

“Our customers again have provenOregon continues to be a leader inrenewable energy andsustainability,” said Carol Dillin, vicepresident, customers andeconomic development, PGE. “Ourcustomers tell us every day theywant choices when deciding how topower their homes and businessesand many choose renewablepower. We are very proud of that.”

Separately, NREL released lists ofthe top 10 national Utility GreenPower Programs in five categoriesbased on 2010 data. PGE’shighlights include:

Renewable Energy Sales. For thesixth consecutive year, PGEmaintained its No. 1 ranking ofrenewable energy sales toresidential customers, and alsoholds the No. 2 ranking of total

renewable energy sales toresidential and commercialcustomers combined. PGEcustomers purchased more than735 million kilowatt hours (kWh) ofrenewable energy in 2010, whichis equivalent to the entire output ofa 250-megawatt wind farm.

Customer Participation Rate. PGEheld on to the No. 2 position in thenation for the percentage ofcustomers who purchase arenewable power option. At theend of 2010, PGE had 12.6percent of eligible customerspurchasing a renewable poweroption.

NREL rankings are based on rawnumbers for calendar year 2010and are not adjusted for the sizeof the utility. The full report can beaccessed atwww.greenpower.energy.gov.

While many school districtsaround the state facebudget cuts and toughdecisions, the future looksbrighter for Dallas SchoolDistrict. In 2010, McKinstry, afull-service, design-build-operate-and-maintain firm specializing inconsulting, construction, energyand facility services, retrofitted allfive of the Dallas School Districtschools using an Energy SavingsPerformance Contract (ESPC). Ayear later, the district is nowsaving an estimated $100,000annually — enough energy fromthese improvements that theschool district budget committeewas able to decrease the 2011-12natural gas budget by $93,000.

Performance contracting enablesschool districts to replace agingequipment with modern, energy-and resource-efficient technologies.The capital investment to make theimprovements is paid for throughthe savings created over a setperiod, and the energy service

company that installs theimprovements contractuallyguarantees a combination ofsavings on energy consumptionand improved system performance.

“Our partnership with McKinstryhas enabled us to not only savemoney and conserve energy, butto improve the learningenvironments of our schools,” saidChristy Perry, superintendent ofDallas School District. “Had wenot replaced our inefficient boilersin all five schools, the Districtwould be paying nearly $100,000more next year to heat ourfacilities. Instead, we will be ableto redirect these dollars back intothe classrooms.”

Completed in 2010, the facilitiesbond allowed the installation ofnew boilers in all schools,numerous lighting upgrades,steam trap repairs, new controls inmost schools and various HVACimprovements. In addition to thesavings realized by these projects,the improvements created newconstruction jobs in the state andspurred the local economy.McKinstry worked with 10 otherlocal and regional companies tocomplete the Dallas schoolmodernizations on time and onbudget.

In addition to the ESPC, McKinstryalso assisted Dallas in securing$400,000 in incentives, $85,000 intax credits and $715,000 in grantfunding through Oregon’s StateEnergy Program (ARRA Funded)in order to pay for many of thefacility upgrades.

The Building Owners and ManagersAssociation (BOMA) Internationalannounced that 53 new buildingshave been conferred with the BOMA360 designation in the first quarter of2011. The new class of BOMA360 Buildings includes theOHSU Center for Health and

BRIEFLY


Healing in Portland, Oregon, whichis owned by RIMCO, LLC, andmanaged by CB Richard Ellis.

The BOMA 360 PerformanceProgram is a program designed torecognize commercial propertiesthat demonstrate best practices inbuilding operations andmanagement. Since the program’sinception in spring 2009, more than230 buildings have beendesignated, and the momentumcontinues to grow.

According to a recent studyconducted by Kingsley Associates,buildings with the BOMA 360Performance Program designationhave higher tenant satisfactionscores in 47 out of 50 categoriesrelating to tenant relations comparedto commercial office buildingswithout the designation. A survey ofdesignees that have held thedesignation for a year or longer alsoshowed that BOMA 360 buildingshave achieved operational savings,developed new policies andprocedures to improve operationalefficiencies and successfullycompeted for new tenants becauseof their designation.

"As the economic recovery starts togain footing, the BOMA 360designation is proving to be avaluable tool for propertyprofessionals looking to enhancecommercial building asset values,"noted BOMA International ChairRay H. Mackey, Jr., partner andchief operating officer, StreamRealty Partners, L.P. “By earning theBOMA 360 designation, these newdesignees have proven that theyhave the critical operations andmanagement best practices in placethat are necessary to thrive intoday’s marketplace."

The BOMA 360 PerformanceProgram evaluates properties on sixmajor areas of building management:building operations andmanagement; life safety/security/risk

management; training and education;energy; environment/sustainability;and tenant relations/communityinvolvement. The comprehensivenature of the BOMA 360Performance Program means thatevery aspect of building performanceis assessed, and scores are basedon how buildings meet an extensivechecklist of best practices.

Construction on the $139million project to transformthe Edith Green/WendellWyatt Federal Building indowntown Portland hasbegun. Funded under theAmerican Recovery andReinvestment Act, the modernizedfacility is designed to achieve thehighest level of green buildingcertification, LEED Platinum, fromthe U.S. Green Building Council forits use of cutting-edge sustainabledesign and technology. Additionally,the project will demonstrate howpublic and private buildingsconstructed in the 1960's and1970's can be retrofitted to meetnew resource-conserving standards.

The Edith Green/Wendell WyattFederal Building in downtownPortland is a 35-year-olddeteriorating facility at the end of itseconomic life, but still a viable andneeded federal asset. Major buildingcomponents and systems, such asthe electrical and HVAC system, areunreliable and not able to meetmodern performance demands. Thebuilding does not meet currentsecurity, Americans with DisabilitiesAct (AD), and seismic standardsthat would be able to supportagency missions in the future.

This project is primarily amodernization. GSA is replacingbuilding components that havereached the end of their operatinglife. This project will turn EdithGreen/Wendell Wyatt into one of thepremier environmentally-friendlybuildings in the nation and establish

GSA as a green proving ground forinnovative green-buildingtechniques.

Building enhancements include:

• Replacement and upgrades to thebuilding’s accessibility, life safety,mechanical, electrical andsecurity systems;

• A 50 percent reduction in lightingenergy usage through advanced,optically-enhanced light systemsthat automatically adjust to theamount of daylight available;

• A 60-65 percent reduction inpotable water consumptionthrough the use of low-flowfixtures and reuse of rainwater fortoilets, urinals, irrigation andmechanical cooling;

• Modernized elevators thatregenerate power as theydescend;

• A solar array on the roof to offsetup to 6 percent of building energyconsumption, with solar powerproduced on-site; and

• Unique energy-saving treatmentsto each of the building’s four sides,including light reflectors to providedaylight in occupied areas, shadingfins to keep heat out during thesummer and a vertical screen toprovide shade and cooling in thesummer for the west façade.

GSA was appropriated more than$5.5 billion under the Recovery Actto convert federal facilities into high-performance green buildings andconstruct energy-efficient federalbuildings, courthouses and landports of entry. In addition to creatingjobs, these projects will deliverlasting progress toward building amore sustainable nationalinfrastructure while reducing thefederal government’s consumptionof energy and water and increasingthe use of clean and renewablesources of energy.


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