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Transcript of Oregon Facilities Winter 2010
IN THIS ISSUE: Sustainable Building Operations
Winter 2010Winter 2010
2 I OREGON FACILITIES WINTER 2010
As you may have noticed, Oregon Buildings is now Oregon Facilities. We have
made this exciting change to more accurately reflect the magazine’s purpose,
which is to help building owners and managers make informed decisions
regarding the construction, modernization and management of their facilities.
Involved in a variety of disciplines, facility managers play a significant role in
the realization of business objectives as well as the daily operations of
buildings and the organizations that use them. Many of our readers are high-
level decision makers, contributing to strategic planning. Our publication will
continue to offer a wide variety of content to assist building owners and
managers in their profession.
In this issue of Oregon Facilities, Hal Ayotte of Fletcher Farr Ayotte, an
architectural firm in Portland, talks about the rehabilitation of the White
Stag Block, a turn-of-the-century, three-building block that was adapted
from industrial buildings to commercial office and educational space for the
University of Oregon Portland in a process called adaptive reuse. Another
article spotlights the three Oregon Elementary Schools that have been
LEED (Leadership in Energy and Environmental Design) for Schools
Certified, a program sponsored by the U.S. Green Building Council that
promotes high-performance, healthful, durable, affordable and
environmentally sound practices in buildings.
Oregon Facilities is here to inform and educate the entire commercial real
estate management community. We invite experts within the industry to
submit their suggestions, news items and articles. Our success depends on you!
ContributingWritersAmanda Gilchrist
Lee Cloney
Christopher Sonnenberg
Alan Dakessian
Don Aslett
Tim TenBrink
Managing EditorOregon Facilities
Oregon FacilitiesPO Box 970281, Orem, Utah 84097
Office: 801.224.5500 / Fax: 801.407.1602JengoMedia.com
EDITOR’S LETTER
CONTENTS
The publisher is not responsible for the accuracy of the articles in Oregon Facilities. The information contained within has been obtained from sources believedto be reliable. Neither the publisher nor any other party assumes liability for loss or damage as a result of reliance on this material. Appropriate professionaladvice should be sought before making decisions.
Copyright 2010 Oregon Facilities Magazine. Oregon Facilities is a Trademark owned by Jengo Media LC
PublisherTravis [email protected]
Managing EditorKelly [email protected]
Art DirectorDoug Conboy Oregon Facilities is a proud
BOMA National Associate member.
CONTACT US
On the cover:The interior of the White Stag Block.
Photo by Sally Painter.
Space PlanningBuilding owners move tocollaborative work spaces
SecurityDetailed contracts strengthenpartnerships
Cool RoofingHow cool is your roof?
Sustainable BuildingOperationsWhat’s in your windshield?
LEED for SchoolsThree Oregon schools receivecertification
Janitorial
Integrated PestManagementEliminate conducive conditions
4
8
10
15
12
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OREGON BUILDINGS FALL 2010 I 23
Adaptive ReuseApplied in Renovationof Portland’sWhite Stag BlockBuilding Managers FindLittle Difference inOperating, Managinga Rehabilitated BuildingBy Kelly Lux
4 I OREGON FACILITIES WINTER 2010
Built at the turn of the century
and rehabilitated in 2008, the
high ceilings, cast-iron
columns, exposed brick walls
and paint-stripped wood columns and
beams of the White Stag Block are
reflections of a bygone era. The White
Stag Block, located in one of only two
historic districts in the heart of
Portland’s original downtown, was
adapted from industrial buildings to
house satellite programs for the
University of Oregon Portland.
“The University of Oregon is
sustainably obsessed,” said Hal Ayotte, a
principal of Fletcher Farr Ayotte, the
lead company for the design team for
the White Stag Block rehabilitation
project. “They were very, very
conscientious of moving into the big
city and wanted to fit in.This presented
a great opportunity for them to save
almost an entire block.”
Adaptive reuse, a process that adapts
buildings for new uses while retaining
Adaptive ReuseApplied in Renovationof Portland’sWhite Stag BlockBuilding Managers FindLittle Difference inOperating, Managinga Rehabilitated BuildingBy Kelly Lux
Photo courtesy of Sally Painter
OREGON FACILITIES WINTER 2010 I 5
their historic features, was applied in
the $37 million rehabilitation of the
three-building White Stag Block. The
industrial buildings, which are owned
and managed by Venerable Properties,
were combined internally to create one
interior structure, totaling 143,000
square feet, while the original exterior
historic character of the buildings was
retained, giving the illusion of three
separate buildings, originally the Bickel
Block, the Skidmore Block and the
White Stag/Hirsch-Weiss Building,
said Ayotte.
“Adaptive reuse is our niche in
Portland, as our name implies,” said
Bob Spencer, maintenance supervisor
and building engineer for Venerable
Properties. “We cater toward the
historic properties. We like working
with this old architecture. We find it
very gratifying to bring old buildings up
to standard and reoccupy them.”
When workers uncovered the
original cast-iron facade of the 1883
Bickel Block, Venerable decided to
spend the $100,000 to restore the
facade, bringing back the original
architectural details. In addition, the
storefront of the White Stag Building
was replaced with wood systems,
reflecting the original design.
The interior of the buildings,
vacated years ago as empty warehouses,
left the design team with a blank
canvas. Venerable and the University of
Oregon, which occupies 100,000 square
feet of the complex, wanted to retain
the historical flavor of the buildings
while simultaneously allowing more
natural light. Fletcher Farr Ayotte, who
Venerable contracted with for space
planning on the project,was able to turn
a light well at the block’s center into a
usable light court with a glass cover.
Additionally, the saw tooth light
monitors in the White Stag building
were restored to provide abundant
natural light.
Staying with the industrial theme of
the buildings proved to be a challenge
for the design team. Everything in the
buildings, including the red brick walls,
the wood columns and all of the
systems, remained exposed. Extracted
timber — “Clear, beautiful stuff that
you can’t even buy nowadays,” Ayotte
said — was sanded down and used as
finishing materials in other parts of the
building. Wavy glass that was found in
the old offices of the warehouse
building was re-purposed for the stair
railings. The University of Oregon
donated maple flooring from the
Gerlinger hall gymnasium on their
Eugene campus to be re-used in the
White Stag Building.
“Anything we took out of the
building, we reused,” Ayotte said. “We
did a lot of adaptive reuse and
sustainable design.”
Fletcher Farr Ayotte was also
commissioned to design the 1,300
square feet of the White Stag Block
continued on page 6
Photo courtesy of Sally Painter
6 I OREGON FACILITIES WINTER 2010
occupied by Everpower Renewables.The
materials selected in the design of the
space included recycled windshields for
interior windows, FSC wood products,
low-emitting materials and existing
furniture.
Operating and managing the now-
restored, century-old buildings is no
more challenging than operating a newly
constructed property, Spencer said. The
buildings were completely retro-fitted
with modern technology, making the
operations the same as those in a new
structure. And although there were some
challenges in the fit and finish of the
building, Spencer said the structures have
settled, eliminating that obstacle often
occurring in new construction.
“There are pros and cons to having a
100-year-old building,” Spencer said.
“But this structure has proven itself.”
The adaptable reuse of the White
Stag Block has encouraged the process
among other building owners in the area,
bringing new activity to Portland’s oldest
area and showing the region’s
commitment to preserving its heritage,
Ayotte said.
“We take great pride in keeping the
heritage of what we are all about here,”
Ayotte said. “We look at something and
ask if it can be used for something else
and saved. Then, our children’s children
get to appreciate the architectural
heritage of this city.”
The White Stag Block was one of 23
projects honored by the National Trust
for Historic Preservation. Art DeMuro,
president of Venerable Group, was
presented with the Preservation Honor
Award in Austin, Texas, on Oct. 29. Co-
recipients of the award include Wendy
Larson of the University of Oregon, Hal
Ayotte of Fletcher Farr Ayotte
Architects, Omid Nabipoor of Interface
Engineer, Brent Parry of Bremik
Construction, Blake Patsy of KPFF
Consulting Engineers and Ralph DiNola
of Green Building. OF
continued from page 5
30-Year-Old WarehouseRe-Purposed intoRetail, Live/Work Space
The location and condition of theArthur Cole Candy Building in Portland’sAlberta Arts District made it an idealstructure for adaptive reuse.
The concrete tilt-up warehouse wasbuilt in the 1980s to house the ArthurCole Candy Company, which relocated in2008, leaving behind a 7,000 square-footbuilding with a lot of potential, said BradFowler, principal of Fowler Andrews, thedeveloper on the project and owner ofthe building. Fowler created Alberta Arts
Investors, LLC, and purchased thebuilding in 2009 to re-purpose it as aretail, live/work center, blending it withthe Alberta Corridor, which provides amix of galleries, boutique retail shops,taverns and cuisine.
“I couldn’t really imagine, given thelocation of the building, using it for itsoriginal purpose,” Fowler said. “And,frankly, it seemed like kind of a waste totear it down. … The chances of findinga concrete building in that type of
neighborhood is a once-in-a-lifetimetype of thing.”
The goal was to leave the existingbuilding intact while creating small,efficient spaces for local businesses.With the help of Vallaster CorlArchitects, Fowler Andrews was able todevelop four in-line retail spaces, facingAlberta Street, a small cafe, six live/workunits and a common courtyard on 14thAvenue, all while retaining the industrialcharacter of the building. Large
Photo courtesy of Ken AaronPhoto courtesy of Sally Painter
Photo courtesy of Sally Painter
OREGON FACILITIES WINTER 2010 I 7
openings were cut into the concretewalls and filled with glass. Additionalspaces were constructed in the formerloading areas to reorient the propertytoward Alberta Street.
“We left a lot of the building intactand found a clever way to reuse it,”Fowler said, explaining that the projectwas constructed within the existingenvelope. The walls, the roof and thetrusses remained while FowlerAndrews filled the empty warehousewith usable space. Keeping with itsindustrial character, exposedmechanical and plumbing systemswere installed, the existing concretefloor was stained, and heavy timber andexposed steel were used. Additionally,exposed Douglas fir decking wasinstalled on the mezzanine areas.
The three, 900 square-foot retailunits fronting Alberta have ADA-compliant restrooms with utility sinks,separate 3-phase electrical panels anda distribution of all systems, includingHVAC. The ceilings in each unit are 22
feet high. And the storefronts areglazed with roll-up doors.
Working with a concrete tilt-upstructure minimized the challenges ofreusing the space, Fowler said.Reorienting the property to primarilyface Alberta street was the developer’sfirst obstacle. Additionally, FowlerAndrews had to account for extra loadon the existing roof structure and makeseismic upgrades to the building itself.
“There is always the challenge ofchanging one thing into somethingelse, which is nothing unusual whenyou are talking about adaptive reuse,”Fowler said.
The remodel on the Arthur ColeBuilding was completed in February 2010and opened with 100 percent occupancy.The changes and upgrades in the buildinghave made maintenance procedures akinto those in a newly built building, Fowlersaid. Once all of the systems were inplace and running properly, managementhad no issues with operating the30-year-old building. OF
Photo courtesy of Sally Painter
Photo courtesy of Sally Painter
8 I OREGON FACILITIES WINTER 2010
By Amanda Gilchrist
There are three important
things to consider for
successful space plan-
ning,” says Mary Anne
Galea, senior project manager for
Environments, a contract furniture
dealership in southeast Portland. “You
have to create a solution that
maximizes space, stays within budget
and increases productivity.”
As a project manager and designer
in the furniture industry for the past
17 years, Galea has seen the modern
workplace continually evolve.
Companies are moving away from
individualized work to a more
collaborative environment, and space
planning is becoming a priority as
companies seek to grow while
increasing efficiency.
“When people think of office
buildings, they often picture large
‘cube farms’ with high panels,” says
Galea. “Companies are moving away
from this planning module toward an
open layout that inspires creativity.”
According to Contract Magazine,
as companies adopt a team-based
structure, privacy becomes less
important. Managers are moving out
of separate offices to interact with
team members. Lower panel heights
facilitate collaboration. Informal
meeting areas and small conference
rooms host impromptu brainstorming
sessions.
“The workplace used to be about
employees sitting in front of a
computer and on the phone most of
the time,” says Gina Zaharie, sales
representative for Knoll. “Today, that’s
not the case. Workplaces are becoming
dynamic rather than static.”
Indeed, employees work much
differently than they did 10 years ago,
primarily using email, smart phones,
virtual conferencing, and laptops. As
electronic communication increases,
employees need less work space and
paper storage. Building and facilities
managers can now maximize interior
space by reducing the workstation
footprint and including a variety of
work zones in the layout.
“The standard 8-foot by 8-foot
cube is becoming a thing of the past,”
says Mary Carr, senior designer for
Environments. “I’m seeing more 6-
foot by 6-foot cubes now. They’re
getting smaller.”
Furniture manufacturers are
designing products for integrated
workplaces that combine focused
work, idea sharing and teamwork. Low
horizons increase accessibility, while
breakout meeting areas encourage
creative thinking. A wide range of
product options for different work
styles helps support dynamic planning.
The Les Schwab Headquarters in Bend, Oregon. Photos courtesy Charlie Borland Photography.
‘
OREGON FACILITIES WINTER 2010 I 9
“We’re not salespeople, we’re
problem solvers,” says Carr. “We provide
creative furniture solutions that work
within the constraints of a building to
give customers what they want.”
Clients are increasingly thinking
outside the box when it comes to
space planning. With rapid
improvements in technology,
companies want a layout that can
adapt with their changing needs
quickly and economically. Designers
often use raised flooring to help
reduce moving costs and make
reconfiguration easier. Level floors
allow for seamless furniture
installation, and customers aren’t
limited with power and data
placement.
Sustainability also plays a big role in
the design process. Today’s LEED
(Leadership in Energy and
Environmental Design) building
requirements dictate panel heights,
amount of natural light and use of
sustainable materials and
manufacturing processes. According to
Healthcare Development Magazine,
for every square foot of drywall used in
conventional construction, one pound
typically ends up as waste in a landfill.
As a result, some clients turn to
modular wall systems to greatly reduce
environmental impact. As an added
plus, clients have the flexibility and
freedom to change their layout as
necessary.
Today’s modern offices represent
an organization’s values. Les Schwab
Tires broke free from tradition and
embraced change when they moved
their corporate headquarters from
Prineville, Oregon, to an updated
facility in Bend, Oregon. A recent
article in The Oregonian showed how
their new $33 million headquarters
reflects the company’s rapid growth
from a regional Pacific Northwest
company to a lucrative multi-billion
dollar empire.
The company switched from a
traditional office layout with high
panels to a more open, modern
aesthetic. Portland-based architecture
firm GBD used creative space
planning to design an organic
environment that complements the
natural beauty of the surrounding
landscape. Raised flooring with
ducting underneath increases
ventilation and air quality. Lower
panel heights and unconventional
materials like open mesh screens allow
more natural light into the space.
Special wedge-shaped work surfaces
soften sharp corners and hard angles.
Not only is the layout conducive to
teamwork and collaboration, the
employees themselves had a voice in
the design. The company gathered
feedback and input from team
members to ensure they had the tools
needed to work efficiently.
Technology played a big role in the
design process, with 3-D renderings
and mock-ups allowing the client to
visualize themselves in their new
working environment.
Ultimately, investing in a well-
designed office space can increase
employee retention. Creating an
inspirational, inviting and beautiful
work space contributes to employee
satisfaction and helps reduce costly
turnover.
“The goal is to create a place where
employees are excited to come to
work each day,” says Galea. “They
spend so much time there, they want
to be happy.”
Amanda Gilchrist is a project
manager at Environments. She can
be reached at 503.963.6205 or
space planning
10 I OREGON FACILITIES WINTER 2010
Contracts for security
service, especially if you
craft a proper foundation
for a partnership, can be
an efficient method for your
management team to add resources that
could benefit your company by more
than just the actual security service.
ASIS International, which is the
world’s largest organization for
security management professionals,
can provide you with information to
identify critical security performance
requirements and security contract
requirements. Development of a
detailed contract for security service,
which includes a requirement for a
monthly security evaluation process
and a requirement for cost savings, can
help you build a partnership that is
beneficial for both you and the
security provider. The key to a good
partnership is a win-win strategy.
Most companies, when contracting
for security services, do not include
specific requirements in their contract
for service. By specifying training
requirements, duties, equipment and
reports, you can create peace of mind,
knowing you have defined what you
want to be done and have identified
your security goals. Building owners
should define key performance
indicators, which will help everyone
involved understand what defines
success, create a business process for
regular evaluation of the security
service and develop a continuous
business process for evaluating and
guiding the security team.
Key performance indicators are
goals against which performance
measurements are to be compared so
you and your security provider can
identify gaps in performance and
subsequently identify solutions for
the improvement of service. For
example, at one location, a 40-hour
standing security position was
eliminated and patrol inspections
from a mobile patrol service provided
several inspections during the
removed security shift. This decision
resulted in a cost savings of $43,000
per year. This is an example of a win-
win for both the security provider and
client company. No increase in
security risks occurred at the client
location as a result of that change.
In another example, the security
provider identified in a monthly
business meeting that too many temp
badges were not being returned by
visitors. The provider recommended
the replacement of expensive
proximity cards with inexpensive
paper badges which bleed a red color
onto the badge face after 24 hours.
Making that change saved the client
company $10,000 in the next year.
In both examples above, the client
partnered with the security provider
and sought creative solutions for the
security program. In the first example,
the client asked for a strategy to
improve service and to reduce cost.
The security provider, using extensive
internal resources, which involved an
internal mobile patrol service, a
complex training program and
security management expertise, was
able to develop a strategy which met
the service goals. This partnership
strengthened both parties and brought
resources to the security team so the
property security program could
remain intact.
In the second example, the
monthly security business meetings
were an opportunity to strengthen the
partnership, evaluate costs and
propose solutions. Start small and
examine minor issues, then progress to
more serious issues, constantly looking
for continuous process improvement.
Have a structured security plan that
specifically defines security goals and
measures monthly performance.
Review the strategy monthly in a
business meeting. Managing security
in a structured format is respectful of
all partners and can establish an open
environment in which all facets of
security can be transparent.
Transparent means you can see, on
demand, how security officers have
been trained, read security reports at
any time, observe the results of
performance audits and see
documentation of what was inspected
and when.
Not all problems can be solved as
easily as the two examples referenced
here. However, a strong partnership,
which challenges both the security
provider and the client to seek to use
all resources and to have the courage
to look at industry solutions, can be
beneficial for both partners.
Lee Cloney is board certif ied in security
management through ASIS International
and is a region director of training and
development with Securitas USA. OF
security
Detailed Contracts can StrengthenPartnerships with Guard CompaniesBy Lee Cloney
OREGON FACILITIES WINTER 2010 I 11
12 I OREGON FACILITIES WINTER 2010
If I asked my teenage daughter,
“What makes a ‘cool roof
cool?” I would expect an
answer that described the type
of clothes the roof would have to wear
or the type of accessories the roof
coordinated with its outfit. In reality,
this answer isn’t too far from the truth.
The outward appearance and roof
system accessories can make the
difference between a cool roof and an
“un-cool” roof.
If I asked an engineer at the Cool
Roof Rating Council (CRRC) the
same question, my answer would be
more along the lines of the definition
found on the CRRC’s website, “A cool
roof reflects and emits the sun’s heat
back to the sky instead of transferring
it to the building below.” Coolness is
measured by two properties: solar
reflectance and thermal emittance.
Both properties are measured from 0
to 1, and the higher the value, the
cooler the roof.
Solar reflectance is the ability of
the roof ’s surface to reflect the visible
solar spectrum of ultraviolet and
infrared wavelengths of the sun.
Thermal emittance is the ability of the
roof surface to radiate the non-
reflected, or absorbed, energy back
into the atmosphere. These two
factors may seem somewhat technical,
but their purpose is the same, to
reduce heat transfer into the building
from solar radiation.
Environmental Benefitsof Cool Roofing
One of the original intentions of
cool roofing was to combat the effects
of a phenomenon called an “urban
heat island” (UHI). Urban heat islands
occur in metropolitan areas where the
presence of heat-absorbing
infrastructure, such as black asphalt
parking lots and roads and expansive
black rooftops, can raise the urban
temperature several degrees warmer
than the surrounding rural areas.
The impacts of the elevated
temperature patterns associated with
UHI are still being studied, but some
effects are apparent. Obviously, the
increased temperature creates a greater
demand for summer cooling, thereby
increasing the carbon footprint. The
meteorological implications are still
being studied.
In the evening hours, the heat
radiating from urban areas forms a
sort of “bubble” around the city which
creates an inversion layer trapping air
pollutants and creating smog. The
heat plumes created by UHI also
affect wind patterns and local cloud
and storm formation and associated
rainfall. The alteration in wind
patterns is speculated to influence the
melting of the arctic ice packs as well,
effectively changing ocean
temperatures and currents.
None of the effects of UHI are
beneficial for the environment or
those who inhabit the cities where it
occurs. While I believe the
environmental consciousness of most
‘Cool’ TPO membrane roof system
By Christopher Sonnenberg
in the commercial real estate world
has been elevated in recent years, the
fact still remains that most of our
commercial buildings are investment
properties. So the price tag associated
with building improvements or
upgrades will always be a
consideration. This is where common
cool roofing practices can truly shine.
Financial Benefitsof Cool Roofing
Everyone would like to be an
environmental steward, but at what
cost? We all have bottom lines to
protect and stockholders and/or
families to feed. The beauty of most
cool roofing practices is that they are
often the most cost-effective method
of roofing. Today’s roofing industry is
racing to develop the best value-
engineered, environmentally-friendly
roofing products and services. Not
only can they be installed
economically, they can also have a
significant impact on your energy
usage.
In the heat of the day, surface
temperatures of black roofs can be up
to 90 degrees warmer than the
ambient temperature, with reflective
cool roofs commonly posting readings
50 to 70 degrees cooler in the same
environment. The reduced heat load
associated with cool roofing creates
numerous incentives including
reduced building heat gain, 15 to 30
percent savings on summertime
cooling expenses, enhanced life
expectancy of roof and air
conditioning equipment, improved
thermal efficiency of roof insulation,
reduced peak demand for electricity,
reduced overall electrical demand by
as much as 10 percent and reduced air
pollution and greenhouse gas
emissions. The decision to install a
cool roof on your building can often
create enough savings in energy and
equipment/roof maintenance to pay
for your roofing investment before the
roof warranty expires.
The technology associated with
cool roofing combined with other
energy saving roofing related
accessories can truly transform your
roof f rom a protective weather
barrier to a money-producing
environmental asset.
Cool Roofs in Cooler ClimatesWhat about cooler regions of the
state? Cool roofs are great for the
summer, but we have winter in some
areas too. Are there drawbacks to
installing a cool roof in areas that
experience colder temperatures? First,
the presence of a winter will not
change the energy savings you will
experience in the summer months.
Additionally, many of the roofs in
these climates are covered with snow
for some period of time, making the
color of the roof membrane irrelevant.
The presence of that snow also creates
a significant (although heavy) layer of
insulation, helping to reduce winter
heating expenses.
The “cool” accessories start to come
into play here as well. The addition of
insulation when installing your new
roof can result in a roof that saves you
money in the summer and winter.
More sophisticated energy saving
calculators will take into consideration
the benefits of insulation and
reflectivity measured against the costs
of both heating and cooling. This
allows you to identify the point of
diminished return on your roofing
investment and have a clear
understanding of your return on
investment.
Making Your Roof CoolerMany cool roofing options have
been around for decades and are
cool roofing
OREGON FACILITIES WINTER 2010 I 13
Calculating the Financial BenefitsWhile many different factors play a part in determining the actual pay back for installing a cool roof, theU.S. Department of Energy provides a basic calculator that can help you recognize the financial benefitsof installing a cool roof. This calculator (www.ornl.gov/sci/roofs+walls/facts/CoolCalcEnergy.htm) figuresthe expected energy cost difference between a black surface roof and cool roof only and does notinclude other factors such as insulation, level of heating or cooling, amount of windows, etc. There aremore sophisticated programs that can include numerous factors and produce an accurate estimate ofenergy usage and associated savings that accompany cool roofs. Most commercial roofing professionalsshould have access to such programs and be able to provide you with these reports at no charge.
continued on page 18
Temperature measurement for areflective membrane roof: 93 degreeambient temperature, 122 degreeroof temperature.
14 I OREGON FACILITIES WINTER 2010
components of time-tested and
proven roof systems when installed
properly. Since reflectivity and
emissivity are the two main factors
considered by the CRRC, the roof
membrane itself is the most important
component. Highly reflective white
membranes, such as TPO
(thermoplastic polyolefin) and PVC
(polyvinyl chloride) have been utilized
for years and make up the lion’s share
of reflective roof membranes. They
also provide high emissivity ratings as
well, making them rank high on the
list of cool roofing options.
While TPO and PVC are good
options when it is time to install a new
roof, other options are available to
provide similar performance on roofs
that may not need to be replaced.
Numerous coating options are
available that are approved by the
CRRC as well as Energy Star and can
provide the same reflectivity and solar
emittance. Coatings can also extend
the life of your current roof system by
protecting it from future contact with
ultraviolet and ozone degradation.
The reflective surface will reduce the
amount of thermal shock the roof
experiences on a daily basis as well.
In addition to insulation and
coatings, other options such as
daylighting skylights can also increase
the “coolness” of your roof as well as
the savings generated from energy
conservation. Often there are unique
opportunities for energy savings or
increased low/no cost environmental
upgrades that can apply to specific
buildings or locations.
Next time you are evaluating your
buildings energy expenses or the
possible need for a new roof, ask your
roofing professional what type of cool
roof options are available for your
building and what type of benefits can
be expected from the proposed
installation. Now is the best time to
become part of the “cool crowd” and
reap the environmental benefits and
financial incentives that are associated
with this roofing movement.
Chris Sonnenberg is
the senior project
manager for
CentiMark Roofing’s
Portland branch. He
has worked with
CentiMark in the
commercial roof ing
industry for more than 12 years in the
Portland area and is responsible for all of
Oregon and southern Washington. OF
cool roofingcontinued from page 13
OREGON BUILDINGS FALL 2010 I 15OREGON FACILITIES WINTER 2010 I 15
A lot of progress was made in
the last decade towardachieving sustainability inpublic, institutional and
commercial buildings. Arguably one ofthe most notable achievements is thenow widespread acceptance ofsustainability as a necessary design goalfor most new facilities. Using scoringsystems such as LEED (Leadership inEnergy and Environmental Design) andGreen Globes, building owners,designers and constructors now have acommon language with which tocommunicate with each other. It’sbecoming more common to utilize anintegrated design approach in which thearchitect, mechanical and electricalengineers, and the building generalcontractor collaborate to achieve thedesired goal.
What Opportunities Remain?Although it’s not a requirement, it
seems the more ambitious that thesustainability goals are, the morecomplex the building becomes.Heard ofa “net-zero”or a “living”building? Thesedesigns strive to make buildings energyindependent by aggressively reducingenergy consumption and by providingon-site, renewable energy generation.Once built, these complex buildings areturned over to a building operations andmaintenance organization that is taskedwith making things work reliably andefficiently. It has become more criticalthan ever to provide them with newtools to manage building performance.One of the largest opportunities forimprovement is the building automationsystem (BAS) which typically controlsheating,ventilation,and air conditioning(HVAC) systems, and may also managelighting, water, electronic security andother functions.
Dashboards: Not Just for Your CarImagine that you had to drive a car
without a dashboard. You wouldn’tknow what speed you were traveling,how far you had traveled, whether your
engine was overheating or that you weredangerously low on oil. You might feelanxious about your chances of arrivingsafely at your destination.
In a similar sense, building operatorsare often asked to drive extremelysophisticated buildings with inadequateuser interfaces. We expect them todeliver sustainable operations withoutthe tools to monitor their progress.
While automatic controls helpbuilding operators by regulatingtemperature and other variables, theyrarely present the critical informationrequired by the building operatorwithout having to flip across multiplepages of their user interface. There is anemerging trend in the building controlindustry toward development of abuilding dashboard as part of the userinterface. A dashboard should quicklycommunicate five to 10 pieces of criticalinformation to the building operator tolet them know the condition of theirsystems. This list might include thecurrent energy and water consumptionversus the design targets, critical alarms,heating and cooling demand levels oroverall comfort conditions. Dashboardscan also be developed for othermembers of the facilities team. Forexample, the facility manager may wantto keep tabs on how much of their totalinstalled electrical power, heating andcooling capacities are being used so theycan budget for necessary expansions.
Letting Your Tenants DriveAlmost any ambitious sustainable
building project will require, or benefitfrom, the active participation of thepublic. Whether it’s a tenant putting ona sweater in the winter, or a passer-byletting the building staff know when thelights are left on after-hours, aneducated and informed public can be agreat ally.
Another tool available to buildingowners trying to achieve new levels ofsustainability is the energy efficiencyeducational dashboard. This is a specialvariety of dashboard that is designed foruse by building tenants,visitors,and other
stakeholders. Oftentimes it isimplemented as a wall or kiosk-mountedinteractive touch-screen in a buildinglobby.The dashboard will include severaleducational screens focused on thesustainable features of the building, suchas day-light harvesting or rainwaterreclamation. Then, the dashboard willpost real-time results for energy andwater consumption in easily understoodterms, such as the building’s currentEnergy Star score. Finally, the dashboardencourages the viewer to contribute toimproving their building’s scores bytaking specific actions. Some buildingowners have even used dashboards toencourage conservation throughcompetitions between differentdepartments.
Collaboration is the KeyUsing the power of a customizable,
web-based graphical user interface,building owners and operators canachieve significant improvements inefficiency, reliability, comfort and lifecycle costs. The key to this solution isnot in the technology, but rather in thecollaborative effort required toimplement it. The dashboards must beconceived and designed early enoughthat all of the necessary instrumentationand interface programming can beincorporated into the building’s design.This means that the architect, engineers,contractors and building operations staffmust work together to define thefunctionality of the dashboard(s).Extending the integrated design team toinclude the building automation systemcontractor and the building operationsand maintenance staff is a great way toimprove a building’s long-termsustainable operations.
Alan R. Dakessian, PE, is branch managerfor Control Contractors, Inc., in Portland,Oregon. He has worked in the buildingautomation industry for more than 27years. Control Contractors is anindependent systems integrator with a focuson sustainability and energy efficiency. OF
Achieving Sustainable BuildingOperations: What’s In Your Windshield?By Alan Dakessian
building controls
16 I OREGON FACILITIES WINTER 2010
By Kelly Lux
Sue Buel Elementaryphoto courtesy Lincoln Barbour
OREGON FACILITIES WINTER 2010 I 17
LEED
Sue Buel Elementary, an
82,000-square-foot energy-
efficient and environ-
mentally-responsible school
in McMinnville, Oregon, was the first
in the state to earn the LEED
(Leadership in Energy and
Environmental Design) for Schools
Gold Certification through the U.S.
Green Building Council. Rosedale
Elementary in Hillsboro and William
E. Miller Elementary in Bend were
second and third to receive the LEED
for Schools Gold designation, a
unique, comprehensive rating system
that addresses all the green building
issues in a typical LEED building as
well as classroom acoustics, mold
prevention and environmental site
assessment.
The LEED for Schools Rating
System was developed by the USGBC
to address new facilities and major
renovations, ensuring schools are
healthy for students, comfortable for
teachers and cost-effective, according to
GreenSchoolBuildings.org. Students
learn better, teachers are more satisfied
and schools run more efficiently in
LEED-Certified schools.
“Green schools cost less to operate,
freeing up resources to truly improve
students’ education,” according to the
USGBC. “Their carefully planned
acoustics and abundant daylight make
it easier and more comfortable for
students to learn. Their clean indoor
air cuts down sick days and gives our
children a head start for a healthy,
prosperous future. And their
innovative design provides a wealth of
hands-on learning opportunities.”
As of July 2010, 15 Oregon public
schools were LEED Certified, and
another 25 were registered to become
LEED Certified, according to
GreenSchoolBuildings.org. Of those
registered, 13 are aiming for the
LEED for Schools designation.
Sustainable building has become
widespread in Oregon, especially in
Portland, where the movement is
backed both publicly and privately, said
Josh Hatch, a sustainable advisor at
Brightworks, a company that worked
with the architect on the project,
Mahlum, to provide sustainable
guidance for the LEED Certification
of Rosedale Elementary and Sue Buel
Elementary. Designers, architects and
developers as well as city and state
governments in Oregon have embraced
the LEED system, Hatch explained.
Design teams understand sustainable
strategies and have experience
designing and constructing sustainable
buildings. Government organizations
have created policies that support
sustainability and tax incentives for the
development of sustainable buildings.
“In Oregon, there is a lot more
momentum behind green buildings
than in other states,” Hatch said.
“Communities are demanding
sustainability.”
Kurt Zenner, project architect with
Mahlum, would agree.
“The McMinnville School District
was interested in sustainability but not
ready to fund LEED. However, after a
series of workshops with the
community, they realized there was a
ground swell of support for
sustainability in their education
environments,” Zenner said. “The
District changed their position and
funded the Sue Buel Elementary
project for LEED for Schools Silver.
After we got into the construction, we
quickly realized we had done enough
groundwork that Gold was
attainable.”
LEED CertificationThe Hillsboro community showed
the same support in constructing the
Rosedale Elementary as LEED
Certified, said Rita Haberman, a
sustainable advisor at Brightworks.
The district had already implemented
green building practices in the
construction of its most recent schools,
so achieving LEED for Schools wasn’t
a far stretch for the organization, she
said. By going one step further to
obtain the certification, the district and
the community were solidifying their
commitment to the environment,
Haberman said.
“The LEED for Schools framework
provided a necessary check of our
assumptions for Rosedale Elementary,”
added Brian Frey, project architect for
Mahlum. “It was a natural progression
in the work the Hillsboro School
District was already doing, but the
LEED process made those goals
measurable. Certification at a Silver
level was the original plan, but once
Gold was within reach, everyone
looked for opportunities to obtain that
level of certification, to the ultimate
benefit of the students, teachers and
staff. In the end, we received all 48
points submitted, four more than
required for a Gold rating.”
The LEED Certification acts as an
additional level of quality control for
the construction and maintenance of
buildings, Hatch explained. The
process lays the groundwork for
building owners to follow through
with and commit to their sustainable
plans. The certification shows that the
project actually meets energy-saving
requirements, he said.
At Bend-La-Pine Schools, the
LEED for Schools Certification
provided a guideline for the district to
build the William E. Miller
Elementary using sustainable methods
that would improve operating costs
and reduce the school’s impact on the
environment, said Paul Eggleston,
director of facilities at Bend-La-Pine.
The school uses 35 to 50 percent less
water and 41 percent less energy than
a non-sustainable school of the same
size. Its 252 solar panels produce 14
percent of the energy needed to power
the building.
Expenses of SustainabilityAlthough sustainable upgrades
continued on page 18
continued from page 17
18 I OREGON FACILITIES WINTER 2010
such as solar panels can present a
significant increase in upfront
costs, Hatch said the cost to build
green and to become LEED
Certified can be offset in incentive
programs and operational savings.
Additionally, Hatch said
sustainable products, such as low-
VOC (volatile organic compounds)
paints and certified wood, are
becoming more available, making
them more affordable.
“The cost to do LEED has
come down considerably in the last
decade, making it more affordable,”
Eggleston said. “We found that the
costs had gone way below 10
percent of normal construction
costs, so it was worth it to us.”
At Sue Buel, all team members
worked together on environmental
measures that would save energy,
water and money, making the
school a healthy, productive
learning environment for its
students. Through their efforts, the
facility has experienced
“significant” annual operational
savings through its sustainable
landscaping, lighting and plumbing
features as well as its “sophisticated”
HVAC system, mechanical system,
heating and cooling system and
photovoltaic panels, said Ken
Andrews of Milstead & Associates,
the construction project manager
for Sue Buel. The sustainable
features accomplished the district’s
goal of “having a building that had
a good life cycle, was sustainable,
required low maintenance and was
energy efficient,” he said.
Green OperationsThe installation of green
systems in a commercial building
has little impact on operations and
management other than creating
more efficient processes, Haberman
said. LEED projects go through a
thorough commissioning process,
allowing for better information
exchange and more efficient
facilities management. After seeing
the results of the commissioning at
Rosedale, Hillsboro School District
has initiated a pilot program to
explore applying the LEED for
Existing Buildings: Operations &
Maintenance rating system to
improve operations, save on utility
bills and create healthier learning
environments in its portfolio of
existing schools.
U.S. Green Building CouncilLaunches the Center forGreen Schools
Washington, D.C. – The U.S. Green BuildingCouncil (USGBC) announced its newest initiative,The Center for Green Schools at USGBC. There arenearly 140,000 schools, colleges and universities inthe United States; no one has ever counted thebuildings, but thousands are barely built to code. TheCenter for Green Schools is how USGBC is workingtoward the ambitious goal of ensuring everyone hasthe opportunity to attend a green school within thisgeneration.
“At USGBC, we understand the profound impactgreen buildings have on our lives and the innovationthey have poured into the marketplace, and webelieve no other market speaks more powerfully tothe benefits and potential of green buildings than ourschools,” said Rick Fedrizzi, president, CEO andfounding chair of USGBC. “The Center for GreenSchools at USGBC is engaging educators in creatingsustainable learning environments for their studentsand applying solid research to inform leadership –from school boards to college presidents – about thebenefits of healthy, high-performing schools.”
The Center will drive USGBC’s efforts to changehow schools are designed, constructed andoperated so they enhance the learning experiencefor students and save money for school districts andhigher education institutions. Green schools providefresh and clean air that improves health, additionaldaylight that boosts concentration, comfortabletemperatures that increase focus and improvedacoustics that enable better communication. Greenschools also use less water and energy, makingthem less expensive to operate.
The Center is building upon the leadership,partnerships and programming USGBC startedthrough its Green Schools and Green Campuscampaigns, by convening conversations with keydecision makers, collaborating with leadingeducation and environmental associations andcreating tools and resources that help make greenschools possible.
Through the Center, USGBC is escalating its workon green schools caucuses in the U.S. Congress andthe 50 for 50 Initiative with state legislaturesnationwide; the nationwide Mayors’ Alliance forGreen Schools; and the Coalition for Green Schools,which represents more than 10 million memberscollectively and comprises organizations such asthe National PTA, the National School BoardsAssociation, the National Education Association andthe American Federation of Teachers. The Center iscreating new resources and advocacy tools tosupport USGBC Student Groups on collegecampuses and a nationwide network of more than1,000 Green School Committee professionalvolunteers and is focused on providing trainings andhelpful resources to those who need it most: K-12schools serving lower-income families, under-resourced institutions and community colleges.
OREGON FACILITIES WINTER 2010 I 19
“By monitoring energy and water
use in more than 30 schools, Hillsboro
has been able to get a quick snapshot of
energy use in their building portfolio,
giving them perspective and a way to
focus their efforts,” Haberman said.
“What goes unmonitored, goes
unnoticed. It is a pretty simple thing to
monitor, and it can help you streamline
your management efforts and save
money on utility bills.”
At Rosedale Elementary, the
thermal envelope made up of rigid and
batt insulation with an air space for
thermal separation as well as the high-
efficiency heat recovery and cooling
systems, high performance windows,
light-colored roof, radiant heat floors
and natural daylight access and
lighting controls made the school
more energy efficient than other
schools that meet the energy code
minimum. The school’s high-
performance energy-efficient design
saves approximately $28,000 per year
in operating costs.
LEED FeaturesAside from its thermal envelope,
Rosedale Elementary earned LEED
points through its ventilation system,
rainwater harvesting for irrigation, low-
flow water fixtures and dual-flush
toilets and its use of sustainable
materials in the construction of the
building. More than 90 percent of the
waste generated during the
construction of the facility was recycled.
Similar features were used at
William E. Miller, including water- and
energy-saving devices, certified lumber
and low-emitting building materials,
said Eggleston. The school also has
“quite a solar array,” contributing to the
school’s use of alternative energy.
Additionally, the floors were tiled with
Marmoleum, a flooring made from
renewable, natural materials.
Besides requiring the same
sustainable measures as other LEED
programs, LEED for Schools has
additional requirements that recognize
the unique aspects of school
operations. These unique requirements
include carefully planned acoustics,
providing students with ideal learning
spaces that allow for better
communication, the use of low-
emitting materials in flooring and
furniture and water-efficient plumbing
fixtures and kitchen equipment.
“It is quite an ordeal,” Eggleston said
William E. Miller Elementary photo courtesy Michael Chilcoat
continued on page 20
Rosedale Elementaryphoto courtesy Lincoln Barbour
20 I OREGON FACILITIES WINTER 2010
continued from page 19
of the certification process. “You can’t just
do the things you want to do.There were
pages and pages of criteria that need to be
met in order to achieve enough points to
receive the Gold rating.”
Sue Buel Elementary, which
received 47 points, 3 above the
threshold for LEED Gold, was built
on reclaimed property and constructed
with climate-sensitive building
orientation, a 19.5 KW Photovoltaic
Array, which was designed for future
expansion to 52 KW, high-efficiency
indoor light fixtures and controls and
dual flush toilets. Drought-tolerant
and native species were planted on the
school grounds. Recycled materials
were used in the construction of the
building. Green products are used to
clean the building. Additionally, green
building and sustainable concepts were
incorporated into the curriculum.
Green Education The sustainable design, construction
and operations practices at Rosedale
Elementary have been integrated into
curriculum for each grade level. A
signage program, which explains the
sustainable features used in the
construction and management of the
building, has also been implemented.
The staff at William E. Miller also
took steps to incorporate sustainable
concepts into their curriculum. Each
grade level has an environmental
science unit, including alternative
energy, composting and gardening,
water conservation, indigenous plants
and habitat or recycling, as part of their
curriculum.The school has also planned
visits to the Bend Science Station
during the school year. In addition, the
solar panels offer a unique educational
experience for the students at Miller,
where an interactive kiosk has a real-
time solar panel display of the energy
produced from the panels on the roof.
“We designed a curriculum that
involves the kids in conserving and
recycling, helping them understand
what sustainability really is about and
the difference it can make,” Eggleston
said. “The kids love that. And the staff
at Miller has taken it to heart.”
LEED in the FutureBy implementing sustainable
practices in public schools, the next
generation of architects, building
owners, engineers and policy makers
will better understand the benefits of
green buildings, Hatch said. Students
will see first-hand the economical
impact of energy-efficient design and
water conservation and apply those
practices in their own lives.
“The new generation of consumers
and students will come to expect green
buildings in all walks of life,” Hatch
said. “It is really kind of contagious
and exciting.” OF
Constructing the Evans-Harvard HighPerformance Classroom at the da VinciArts Middle School under the Leadershipin Energy and Environmental Design(LEED) Certification was something of atest-run for Portland Public Schools.
The 1,500-square-foot building, whichencompasses a music room, two practicerooms and an office with recordingcapacities, was designed to be net-zeroenergy with solar power, naturalventilation, passive heating and coolingsystem and natural daylighting features.The lights in the building are on motionsensors, and the electric outlets useoccupancy sensors. The stormwater ismanaged on site. In addition, low-VOC(volatile organic compounds) paints andinterior products were used throughoutthe building. These and other featureswere instrumental in the U.S. GreenBuilding Council certifying the school asLEED Platinum, making it the only K-12public school building in Oregon toachieve this level of certification.
“It’s gratifying to have this project
recognized for its contribution as thehighest caliber asset in Portland PublicSchool’s inventory of educationalfacilities,” said Nancy Bond, the resourceconservation specialist for PortlandPublic Schools. “This classroom providesan ongoing educational laboratory forstudents, educators, parents andadministrators of what is possible withrespect to resource efficiency.”
Portland Public Schools built theclassroom to implement sustainabilitypractices on a small scale beforeincorporating the measures throughoutthe district, said Bond.
“We saw this as an opportunity to trymany new innovative features before
upgrading and renovating our schoolbuilding portfolio,” said Bond. “Wewanted to test the most leading-edgestrategies on a small scale before doing iton a full scale.”
The cost-savings and effectiveness ofthe LEED-Certified building are beingclosely monitored, Bond said. The districtis communicating with students,teachers and the communities to receivefeedback on the sustainable features. Sofar, Portland Public Schools has beenpleased with the outcome.
“The community loves it. Studentslove it. Teachers love it,” said Bond. “It isa beautiful space. … We are really proudof this building. It was a wonderfulcollaborative effort, and it is definitelyinforming us as we move forward.”
Portland Public Schools isconsidering making LEED Gold thestandard for future building projects. Themaintenance staff, which is also pleasedwith the performance of the classroom,will continue to be trained on the new,environmentally-friendly systems.
da Vinci Arts Middle School High-Performance Classroom Earns LEED Platinum
OREGON FACILITIES WINTER 2010 I 21
Make the floors look
shiny. Make the
restrooms smell good.
Take out the trash.
Clean the fingerprints off the glass.
Get that spot out of the carpet.
These are the objectives of most
cleaning companies. However, when
the question is, “Is your building
clean?” the answer is, “These
objectives are important, but not the
most important thing.” For most of us,
cleaning is driven by three factors:
appearance, complaints and budgets.
Appearance cleaning is like the old
adage, “If it looks clean, it is clean.”
This may or may not be true. A
building’s appearance is important.
People are happier in a clean-looking
environment, and they perform better
there. The problem is determining
what appearance level we want and
whose responsibility it is to make that
determination. Is it up to each
cleaning worker? The supervisor? The
building administration? In most
cases, all of the above.
The appearance cleaning objective
is usually driven by the second factor,
complaints. Complaint cleaning boils
down to determining how many
complaints we are willing to accept
about our cleaning programs and
attempting to clean to this level. As
long as we’re not getting too many
complaints, we must be doing OK.
As you’re reading this, you might
be thinking, “That’s not a very smart
way to manage an important process
like cleaning!” Well, you are right. The
problem is that is exactly how your
organization is doing it. A more
acceptable way of defining your
cleaning program is, “We use the
budget we have available to clean to a
manageable level of complaints.”
Budget-based cleaning is a fact of
life. We will always have financial
constraints on our cleaning programs.
Our job is to show the financial
department the impact of budget
decisions. Over the past several years,
cleaning budgets have been reduced,
often dramatically, raising a number of
questions. What are the consequences
of this decision? Is it the right
decision? How do we know?
In order to answer these questions,
we need to redefine our cleaning
priorities and replace our current
driving factors of appearance,
complaints and budget with health,
asset preservation and appearance. We
also need data to measure and support
these new objectives.
Health seems like an obvious
criterion. Cleaning for the well-being
of the people who use our facilities
should be our first priority.
People touch things, they breathe
the air in them and they walk on the
floors. We need to be sure we are
meeting our responsibility to provide a
safe environment for each of these
actions. High on our list — and in the
advent of swine flu — are human
touch points. Recent testing data
shows more than 60 percent of the
common touch points in facilities fail
to meet safe levels, even right after
cleaning. This level of failure should
not be acceptable.
Air quality is also a problem. Most
of the vacuums we’ve tested are
emitting dangerous levels of dust.
Those are our cleaning tools —tools
that are not cleaning, but actually
polluting. Plus we’re paying somebody
to do this.
What about floors? Slips and falls
are a major problem in the United
States. Again, testing data shows the
majority of floors are not safe. They
are shiny, but not safe.
Asset preservation means making
sure our cleaning processes are not
shortening the useful life of our capital
assets — our buildings and their
furnishings. The use of harsh
chemicals and abrasives can do
tremendous damage to these assets.
Premature replacement and the
voiding of manufacturers’ warranties
are just two of the direct ways this
shows up our budgets.
Appearance is important. As
mentioned earlier, a clean
environment produces a greater sense
of well-being and proven increased
production. The important thing to
remember is that appearance should
be the third factor in our evaluations
after health and asset preservation.
For each of these new standards,
health, asset preservation and
appearance, we need a way to measure
our results. From internal inspections
to third-party cleaning audits, there
are ways to generate clear and
objective data needed to track each of
these cleaning objectives. If we don’t
measure, we can’t manage.
Don Aslett, founder of Varsity
Contractors, Inc., is an author, speaker,
consultant, trainer and radio and TV
presence in the building care industry. He
has written more than 30 books relating
to building maintenance. For additional
information about cleaning process
management, call the Clean Green World
at 888.748.3535. OF
Cleaning Objectives Should be Guided byHealth, Asset Preservation, AppearanceBy Don Aslett
janitorial
22 I OREGON FACILITIES WINTER 2010
Ever since people have built
structures, they have had to
contend with unwanted
pests. Most buildings extend
invitations to rodents, birds, bugs and
wildlife unknowingly. Whether a new
building or an aging building, pests are
constantly laying siege due to the
water, shelter and food opportunities
buildings offer.
Integrated Pest ManagementIntegrated pest management, a
recent focus in the pest control
industry, employs numerous strategies
to eliminate pest problems. Thorough
inspections, monitoring, follow up and
continued maintenance are important
keys to IPM, which goes hand-in-
hand with the green movement.
Solving a pest control problem in a
timely fashion will always be the first
priority, but the solution should have
the lowest impact on the people who
work in the building and on the
surrounding environment.
If common problem areas of most
buildings are properly inspected and
monitored, a pest problem will rarely
get out of control. Inspecting,
monitoring and correcting conducive
conditions become just as important as
the actual treatment for the particular
pest species when focusing on an IPM
program.
The more accurate the inspection
and monitoring of buildings becomes,
the less pesticide is needed as it can be
targeted directly to the problem area.
You no longer need a blanket
treatment of pesticide or wasted trap
placements. IPM, therefore, becomes a
more green solution to pest conflicts
since accurate monitoring can replace
blind chemical applications.
Conducive ConditionsThe conducive condition that may
attract more pests than any other is
moisture. Buildings should be
inspected for standing water, excessive
condensation, humidity and drainage.
An undetected leak down into a wall
could attract carpenter ants or
termites. Water in a crawlspace can
make it easy for mice or rats to thrive
without anyone knowing. If water
pools on a roof, it could keep the
neighborhood raccoons on a nightly
route that includes a visit to your
building. If moisture issues are
corrected and monitored, pests are
much less likely to be attracted to a
structure.
Construction gaps are another
conducive condition that sometimes
go uncorrected until it leads to a pest
problem. Gaps are open invitations to
luxury crawlspace or attic living. No
more cold, drafty leaf nests for the
squirrels or raccoons. They now have
discovered a temperature-controlled,
calm and dry place to live. The
convenient shelter caused by the
construction gaps makes it easier for
the pest to survive and reproduce.
Small gaps can also lead to mouse and
bat problems as they enter a building
and become established.
Birds are a constant problem in
building management. The height of a
building can attract birds that want to
perch. Nice, flat ledges can quickly
become stained with bird droppings.
Often this unsightly and unhealthy
mess will occur by entryways, decks or
on the sidewalk in front of a building.
Birds will actually nest on buildings
when eaves and overhangs create
shelter. Pigeons are notorious for
nesting beneath a sheltered eave and
then perching on nearby flat ledges. If
birds become a problem on a building,
the conducive conditions must be
eliminated with a cleanup and
disinfecting and exclusion work.
Simply make sure the birds cannot get
to their ideal nesting, perching or
loafing areas.
Exercise caution when battling with
birds, as all but three species are federally
protected. Make sure a professional
positively identifies the species before
any bird nests are removed.
EliminationSanitation also plays an important
role when it comes to eliminating
conditions that are attractive to pests.
Do not leave food or crumbs laying
around a building, and make sure trash
and recycling areas are kept clean and
clutter free. Raccoons and rats love
garbage. Most pests love clutter as it
can create ideal shelter conditions that
are hard to detect.
Upkeep of the grounds is also
something to pay attention to. A
branch laying on a roof is an easy path
for a roof rat. A shrub touching a wall
can create a bridge for trailing ants,
even if the entire perimeter has been
treated with pesticide. They simply
avoid the treatment by going over it.
Actively keeping vegetation and tree
branches away from buildings will
lower the opportunities that some
pests will discover your building.
Buildings will always be faced with
pest pressure. Eliminating conducive
conditions will reduce that pressure. As
creative and thoughtful ways of
preventing and eliminating pest
problems emerge¸ IPM and green pest
management will continue to evolve as
an effective approach to protecting
people, property and the environment.
Tim TenBrink is with Critter Control of
Portland, Oregon. He can be reached at
502.244.0993. OF
Eliminate Conducive Conditionsto Rid Buildings of Unwanted TenantsBy Tim TenBrink
integrated pest management
OREGON FACILITIES WINTER 2010 I 23
24 I OREGON FACILITIES WINTER 2010
Oregon FacilitiesP. O. Box 970281Orem, UT 84097-0281