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IN THIS ISSUE: Energy Dashboards’ Attractive New Face
Fall 2011
2 I OREGON FACILITIES FALL 2011
OREGON BUILDINGS FALL 2011 I 3
20
GeothermalGeothermal Resources powerOregon Institute of Technology
MultifamilyNeighborhood revitalized with affordable,energy-efficient housing
DEPARTMENTS
FALL 2011
FEATURES
5
8
4
16
15
14
18
22
Editor’s Letter
SecurityQuality security services give buildings acompetitive advantage
Energy SavingsMore than $50,000 in energy savings guaranteedat Yamhill Carlton School District
Power MeteringEnergy dashboards’ attractive new face
PavementPervious concrete a sustainable,viable parking lot system
RoofingPatio roof can improve tenant satisfaction
10Higher Education
On the Cover: Madrona Studios courtesy of Josh Partee
10Higher Education
Lighting
4 I OREGON FACILITIES FALL 2011
CONTACTPublisherTravis [email protected]
Managing EditorKelly [email protected]
AdvertisingBrian [email protected]
Editorial AssistantKristen [email protected]
Art DirectorDoug Conboy
Contributing Writers
Managing EditorOregon Facilities
Oregon FacilitiesPO Box 970281Orem, Utah 84097Office: 801.224.5500Fax: 801.407.1602www.OregonFacilities.com
EDITOR’S LETTER
Craig DiLouieSim GurewitzSusan JowaiszasKymra Knuth
Todd LakerChristopher
Sonnenberg
Commercial building owners throughout Oregon – including owners of offices,
multi-family housing and education facilities – are taking steps to improve their
buildings’ efficiency. Central City Concern recently transformed the Ramada Inn in
Portland’s Rose Quarter into low-income apartments using sustainable practices
(Page 8). Annual energy costs savings are expected to be close to $42,000. Yamhill
Carlton School District will save more than $50,000 after a thorough retro-
commissioning of control systems at three of its schools (Page 15).
As an outstanding example among higher education facilities, Portland
Community College is updating three of its campuses with a $374 million
bond. The improvements to the mechanical systems as well as the building
interiors make a huge statement to the students, the faculty and the public
about Portland Community College’s commitment to the environment and
education. Those on campus who have been involved in the project are learning
by doing, and once the upgrades are complete, staff and faculty will be able to
teach by example.
“... Portland Community College and Sylvania Campus are protecting the
considerable public investment in PCC facilities and are making our
classrooms and labs excellent learning environments,” says Sylvania Campus
President Linda Gerber. “Actions speak loudly in this education role. We must
model sustainable living and learning for our students.”
Portland Community College is an example to all building owners and
facilities managers in updating outdated systems and improving building
atmospheres. Once the improvements are complete, Sylvania campus will be
running more efficiently and will be well on its way to being a net-zero
campus. Although a costly and massive undertaking, the upgrades will save
money for the campus as a whole, improve student experience and lessen the
campus’ impact on the environment. Read more about the transformation of
Sylvania Campus on Page 10.
Facilities managers and building owners are the grass roots to efficiently-run
buildings. Even the small things you do in your buildings make a huge
difference. What improvements have you made to your building to make it
more energy efficient? We would love to hear your stories! If you are interested
in sharing your story with Oregon Facilities Magazine’s readers, send an email
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.
OREGON FACILITIES FALL 2011 I 5
The Oregon University System set agoal of carbon neutrality for allseven of its universities by the end
of 2020. In an effort to achieve this goal,the Oregon Institute of Technology, oneof the OUS schools, is combininggeothermal and solar resources topower its 300-acre main campus. Theuniversity’s efforts will also be used toeducate its students as well as thegeneral public on geothermal energy.
Off theWithGRID
GEOTHERMAL
continued on page 6
Geothermal ResourcesUsed to PowerOregon Institute ofTechnology Campus
6 I OREGON FACILITIES FALL 2011
Photos courtesy of the Geo-Heat Center
“Education is our business,” saidDavid Ebsen, director of facilities forthe Oregon Institute of Technology.“The use and development of theseresources right here on our campusgives us the unique ability to have aclassroom/laboratory available for ourstudents to monitor and learn from.”
The Oregon Institute of Technologycampus, which sits on the eastern slopesof the Cascade Mountains atop severalgeothermal wells,has been heated by geo-thermal energy since 1964. The city ofKlamath Falls, where the OregonInstitute of Technology is located, is builton top of a large geothermal reservoir thatprovides home heating from approxi-mately 600 geothermal wells. Theresources from these wells have been usedto heat local residences, schools,businesses, swimming pools and snowmelt systems since the turn of the century.
Four direct use geothermal wells, withdepths between 1,200 feet and 5,300 feet,supply all of the heating needs of the 16buildings on campus, pumping between120 and 2,500 gallons per minute ofwater heated at 194 degrees Fahrenheit.The water is pumped for campus use,then injected back into an undergroundreservoir through three injection wells,
Ebsen said. The pumps are equippedwith variable speed drives to modulateflow for campus needs, based on outsideair temperature and other factors.
Until recently, the university hadbeen unable to fully utilize thegeothermal wells, but with newtechnology and an increased interest ingreen energy, the Oregon Institute ofTechnology, with the help of thecampus-located Geo-Heat Center,developed a 280-kilowatt heat andpower geothermal plant, which wentonline in 2010 and uses three of thefour existing geothermal wells. Theplant is one of the first of its kind in thenation to produce enough energy tosupply a university with power andheat, said Ebsen. With the new plant,nearly 10 percent of the campus’electrical demands and close to 100percent of its space heating demandsare being met.The $4 million plant willpay for itself in five years, he said.
Geothermal energy has long been aforgotten resource among renewables,said Toni Boyd, senior engineer at theGeo-Heat Center, which providestechnical analysis for geothermaldevelopment nationwide. Close to 60communities in the Western UnitedStates have the ability to generate
geothermal power. But solar and windpower tend to be more visible incommunities, which may explain whythey are gaining ground more quicklythan geothermal energy, Boyd said.However, in Oregon, geothermal isgaining ground with a number of projectsunder way to supply the power grid.Thecombined heat and power plant at theOregon Institute of Technology will helpto generate more interest in the under-utilized resource, she said.
“You really don’t see geothermal. Yousee solar, and you see wind,” said Boyd.“But here in Oregon, it is picking up.Thegeothermal plant at the Oregon Instituteof Technology is the first combined heatand power geothermal plant on a campusin Oregon. It’s pretty unique.”
Working with the Geo-HeatCenter, the Oregon Institute ofTechnology is developing an additionalgeothermal plant, a larger one that willcost approximately $12 million, fundedwith federal earmarks from theDepartment of Energy, matching statebonds and university funds. Ebsenestimates this larger plant will be paidfor in 20 years.
“There is a debt service associatedwith these developments,” Ebsen said.“We will pay the debt service in lieu of
continued from page 5
Geothermal Energy• The source of geothermal energy is
believed to be from radioactive decay.• The use of geothermal energy depends on
the temperature of these resources. Hightemperatures (greater than 302 degreesFahrenheit) are used for electric powergeneration.
• Direct use heat pumps, which use the heatin the water directly for heating buildings,industrial processes, greenhouses andresorts, can be used on low and moderatetemperature resources.
• Ground source heat pumps, also used forlow and moderate temperature resources,use the earth or groundwater to transferheat from one place to another, usuallylocated between a building and the soil.
• Geothermal energy is the third mostcommonly used renewable energyresource, falling ahead of hydroelectricityand biomass. Solar and wind lead inrenewable energy resources.
Source: Geo-Heat CenterPhotos courtesy of the Geo-Heat Center
OREGON FACILITIES FALL 2011 I 7
our traditional electrical utility bill.Once the debt service is paid, thecampus will benefit by producing itsown power and will save about$700,000 annually.”
The new plant will pump 2,500gallons per minute. Paired with thesmaller plant, more than enough energywill be produced to supply the 825,000square foot portfolio with heating andenergy needs. The excess power will besold back to the utility company.
The university is still in thedevelopmental stages of the largergeothermal plant, Ebsen said. Eachcomponent of the project, he said, is amile stone of its own. Primarily, thetemperature and volume of the water hadto be determined in order to design thepower plant accordingly. Bid documentsare currently being prepared for thedevelopment of the pipeline that connectsthe power plant to the injection well.
“When you start a project like this,you don’t know what it is going to looklike when you finish,” Ebsen said. “Youhave to adjust your plans for eachmilestone.”
Originally, the geothermal resourceswere used for space heating on theOregon Institute of Technologycampus. The geothermal heat will nowbe used to heat the 800,000 square feetof campus space, as well as the sidewalksduring the winter, the swimming poolwater and the domestic water. Byheating the sidewalks, the campus willbe able to reduce the use of chemicalsnow melting products, improve safetyand reduce labor costs associated withsnow removal, said Ebsen.
The plants will also generateelectricity. Between the two of them,approximately 75 to 80 percent of thecampus’ electrical needs will be met,said Ebsen.
The power generation facilities willbe used in the curriculum of the OregonRenewable Energy Center. OREC hasprograms at the Klamath Falls campusand the Oregon Institute of Technologycampuses in the Portland area. TheGeo-Heat Center will also be using thepower plants as an educational tool forthe public, said Boyd. People who arelearning about geothermal resources
will be able to visit Klamath Falls andsee how direct use and heat pumpswork with geothermal, she said.
“We get to show off all of the directuse applications in town for geothermaland our power plant,” Boyd said. “Wehave people from all over coming andasking about the power plant. We canshow them everything that we do at theGeo-Heat Center.”
In addition to the geothermal plant,the Oregon Institute of Technology willbe part of a large-scale photovoltaicproject that will include seven Oregonuniversities under the direction of theOregon University System project. The2.5 megawatt solar array will provideabout 25 percent of the electricity needsof the campus, with developmentplanned for later this year. Oregon StateUniversity and Eastern OregonUniversity will also participate, havingsolar arrays installed on their campuses.
“We expect the power generatedfrom these three sources will meet ourelectrical energy needs and perhapsleave a little left over for additionalgrowth,” Ebsen said. OF
8 I OREGON FACILITIES FALL 2011
F ormerly a vacant Ramada Inn in
Portland’s Rose Quarter
renewal district, the 126,624
square-foot, five-story Madrona
Studios has been transformed by
Central City Concern into 176 low-
income studio apartments and a
ground-level in-treatment center.
Thanks to sustainable practices, energy
efficiency and renewable power, the
building uses 27 percent less energy
than a standard building of the same
size for annual energy cost savings of
nearly $42,000.
Central City Concern saves and
transforms the lives of people
struggling with poverty, homelessness
and addiction. The nonprofit agency
provides safe, affordable housing and
health and recovery services to low-
income and formerly homelessresidents in the Portland metro area. Ithas renovated and restored 23properties in Portland’s inner-cityneighborhoods, and prioritized energy-efficient strategies and equipment ineach project. These techniques helpcontrol and reduce energy costs — akey component in keeping housingaffordable and maximizing the fundsdirected to recovery services — andqualify businesses for Energy Trust ofOregon incentives.
Building Goals and DesignStrategy
A grant from the EnterpriseFoundation, an organization dedicatedto ensuring every American lives in adecent and affordable home, paid for aneco-charrette attended by the project
team. This four-hour working sessionproduced the following project goals:• Provide quality, affordable housing
for residents• Construct a durable building that
could stand the test of time• Incorporate energy generation,
energy efficiency and water-savingstrategies to reduce utility bills
• Cut energy utility costs by 25percent
Energy Efficiency and ResourceConservation
The project team identified numerousopportunities to cut water and energyuse. To reduce water consumption, allresidential units were equipped with low-flush toilets, low-flow showerheads andlow-flow faucets in the kitchens andbathrooms. To reduce energy use, the
Project Injects New Life into Under-Utilized Rose Quarter BuildingBy Susan Jowaiszas
OREGON FACILITIES FALL 2011 I 9
project implemented a number ofstrategies, many of which qualified forEnergy Trust incentives.
HVAC SystemsIn order to minimize construction
costs, the team explored energy-efficientsolutions to heat and cool the buildingusing original structural features.
This approach inspired a closer lookat the inn’s existing guest rooms. Eachwas equipped with a through-the-wallair conditioner and heating unit. Theseexisting wall openings were retrofittedas installation points for high-efficiency air-cooled heat pumps. Theheat pumps are backed up by efficientelectrical heating, which switches onwhen the outside air temperature dropsbelow 42 degrees. To overcome thechallenge of occupant behavior, a
central control center was installed.
Occupancy sensors ensure fully-
conditioned air only flows when
residents are home.
Providing heating and cooling for
the detox center presented more
challenges. Weight constraints on the
existing lower roof limited the number
of rooftop-mounted heat pumps that
could be installed. As a result, the
team installed seven packaged rooftop
heat pumps. High-efficiency gas
furnaces and split system air
conditioning units serve areas not
covered by the heat pumps. All the
rooftop units boast economizer cycles
for free cooling. The center also has
occupancy controls and programmable
thermostats so staff can set and lock
the temperature.
Additional Energy SavingFeatures
To further cut energy use, the team
installed energy-efficient lighting
throughout the interior and exterior of
the building. Occupancy sensors
control lighting in the detox center,
interior corridors and around the
perimeter of the building. In addition,
the roof insulation installed exceeds
code requirements. The wall insulation
was left alone after an energy analysis
showed increased wall insulation would
actually increase cooling costs during
warmer months, resulting in a net
energy use gain.
The team also revived an existing
solar hot water system previously used
to heat the facility’s swimming pool.
They replaced the existing panels and
reused the existing piping, pumps and
basement storage tanks.The residential
units feature Energy Star appliances,
and the detox center is served by a
custom high-efficiency freezer and
commercial refrigerator. Finally, the
team installed Energy Star windows
throughout the building and hung
shades and drapes for additional solar
control.
Penciling Out an AffordableHotel Conversion
A combination of $37,586 in
Energy Trust incentives and nearly
$42,000 in annual energy savings made
the project a sound decision for Central
City Concern. Incentives helped offset
the cost of high-efficiency heating and
cooling equipment, lighting and
lighting controls and roof insulation.
Ongoing operational savings are also
helping to keep housing costs low,
which allows the agency to direct more
funds to support services.
In addition to injecting new life into
an under-utilized building, the project
is expected to spur further urban
renewal in the Rose Quarter
neighborhood.
Susan Jowaiszas is senior marketing
manager for commercial and industrial at
Energy Trust of Oregon. Contact her at
503.546.3624. OF
10 I OREGON FACILITIES FALL 2011
Photos courtesy Portland Community College
OREGON FACILITIES FALL 2011 I 11
Portland Community College’s
Sylvania Campus was built in1968 when energy was cheap and
automobiles were a novelty. Strikinglyrepetitive and angular buildings made ofconcrete walls – elements of Brutalistarchitecture – were popular during thisera. The 1 million square feet ofbuildings were constructed with nothought to energy efficiency or energysavings, said Kyle Andersen, a principlewith GBD Architects in Portland. Inresponse to this energy-consuming andout-dated Brutalist architecture,Portland Community College, with thehelp of part of a $374 million bondpassed in 2008, is moving forward toimprove the aesthetic feel and energyefficiency of its four campuses, includingPortland’s Sylvania Campus.
“Most of the buildings on SylvaniaCampus were built during a time whenchalkboards reigned and energy wascheap,” said Sylvania President LindaGerber. “While we’ve done our best toprotect the investment our communitymade in Sylvania’s buildings and havetaken steps to improve our energyefficiency, this bond is enabling us tomake major, much neededimprovements in both areas.”
The 2008 bond project is acontinuation of the work done on thecampus in the early 2000s, added LindaDegman, the associate director of thePCC Bond Program. The bond willexpand workforce training programs,update equipment and technology,make health and safety upgrades andadd space to serve more students.
“Given the age of the campus, the2000 bond program renovations leftmany areas still untouched and in need
of new life,” Degman said. “When the2008 bond program is complete,virtually all areas of the SylvaniaCampus will have been upgraded.”
GBD Architects was commissionedby Portland Community College in2009 to transform Sylvania from anindustrial, energy-absorbing campusinto a student-centered, energy-efficientcommunity. The project was givennearly $100 million to change how theschool operates and to enhance itscharacter. The ultimate goal is to have anet-zero campus that can harvest waterand energy on site and offset all carbonemissions, according to Sylvania ProjectManager Gary Sutton. Theimprovements, which will take placeover the next few years, will providemore educational opportunities whileimproving the campus’ overallperformance.
“We have found that there is a needfor architectural upgrades andimprovements,” Andersen said. “Wehave been working with the college andthe students to give them what theyneed to make the teaching and learningexperience better for everyone.”
The timing of the bond improve-ments couldn’t have been better, saidGina Whitehill-Baziuk of PCC. Thecollege has been experiencingunprecedented growth with enrollmentnumbers surging to 94,000 part-timeand full-time students – a number theyhad not expected to see until 2020.Also, in the middle of theserenovations, Portland CommunityCollege, established in 1961, is having anine-month celebration for its 50thanniversary.
At Sylvania, crews are upgrading
existing facilities and constructing a
new building to house the Child
Development Center, all while the
college continues to conduct school as
usual. One of the guiding principles of
the bond was to design facilities that
enhance the student, faculty and public
experience while minimizing the
disruption of students’ educational
experiences.
“Implementation of bond-supported
improvements are steadily progressing,
carefully engaging the campus
community and working around a fully-
functioning campus,” said Degman. “It
is our mission that classes and student
needs are not impacted in the course of
pending improvements.”
Not only will student learning
continue during the renovations at
Sylvania, but their experience at the
school will also be enhanced. The entire
project will incorporate a wide spectrum
of green building techniques, which will
be used to educate students on energy
efficiency and sustainability. Low-flow
plumbing fixtures will be installed. Fire
and alarm systems and lighting systems
will be upgraded. Electrical systems will
be updated.The roofing on many of the
structures will be repaired or replaced.
The heating, ventilating and air
conditioning equipment will also be
replaced. Solar panels will be repaired
and upgraded. Monitoring devices will
be installed on all of the systems to
measure the amount of energy being
used in each facility.
“Each of the planned projects differs
in complexity and scope, but will be
approached with a design process that
Energy Upgrades at Portland’s Outdated SylvaniaCampus will Become Part of CurriculumBy Kelly Lux
continued on page 12
12 I OREGON FACILITIES FALL 2011
captures the latest sustainability andbuilding standards,” said Sutton.
In December 2010, two Desert Airedehumidifier units, 20 feet long and 10feet high, were installed in the HealthTechnology Building to reclaim heatfrom inside the campus swimming poolarea. The $1.2 million system isexpected to save the campus nearly 30percent in annual energy costs. Part ofthis upgrade was funded with a $1million American Recovery andReinvestment Act grant.
Sylvania will also be constructing a10,000 square-foot child developmentfacility. Built to be environmentallyfriendly, the child development centerwill offer child care for staff, faculty andstudents and will also provide additionalclassrooms for the campus. Additionally,children in the day care will learn aboutthe facility and how it interacts with theenvironment, said Andersen.
The child development facility,as wellas the renovation of the 120,000 square-foot DeBernardis College CenterBuilding, are part of the process ofenhancing the character of the schooland stepping away from its Brutalistarchitecture, said Andersen.The CollegeCenter Building, which housesadministrative offices, a dining hall, acareer center, the student government,
the Women’s Resource Center and the
Multicultural Center, will be
reassembled to act more like a student
union, with an interactive, informal
learning environment to enrich the
students’ experience on campus, he said.
GBD Architects will also be making the
campus more pedestrian friendly by
creating better-connected walking paths.
“We are looking at the bigger
picture and removing barriers,”
Andersen said. “We want to make more
sense out of the campus from a
pedestrian viewpoint.”
Nearly 165,000 square feet of the
campus will be renovated by the time
the project is complete, hopefully by
2015. The mechanical systems will be
updated, the interiors repainted and
the carpet replaced. Improved lighting
and daylighting will be implemented
where applicable.
“The improvements we’ve made
already – updating the valves and
metering of our hot water heating
system, replacing old, inefficient boilers
with new super efficient ones, installing a
dehumidifier in the gym to capture and
reuse heat from the pool water – will
move this campus closer to our E6 goal of
becoming a net-zero campus in energy
use,”said Gerber,explaining that Sylvania
hopes to eventually produce sufficient
renewable energy to meet 100 percent of
SYLVANIA CAMPUSBOND OBJECTIVESAdd and Renovate WorkforceTraining, InstructionalFacilities, Student ServiceAreas
• Upgrade and expand dentalassisting and dental hygienefacilities
• Upgrade machinemanufacturing, radiography,photography and designfacilities
• Renovate classrooms andupdate science labs
• Upgrade engineering facilitiesto add training for renewableenergy systems and biomedicaltechnology
• Upgrade automotive facilitiesto add an alternative fuelprogram and integrate hybridsafety
• Renovate student servicesareas, including admissions,registration, advising,counseling and businessoffices, to make them moreconvenient to students
• Build a new, larger child-carefacility to serve more students
Upgrade Health and Safetyand Increase EnergyEfficiency
• Upgrade fire and alarmsystems and lighting in parkinglots and walkways
• Install mass notification systemfor emergency communication
• Make electrical and plumbingupgrades, repair and/or replaceroofs
• Replace heating, ventilatingand air conditioning equipment
• Increase energy efficiency ofbuildings, including repairingand upgrading solar panels
• Upgrade storm watermanagement to prevent runoff
• Make improvements toincrease access for studentswith disabilities
Source: bond.pcc.edu
continued from page 11
OREGON FACILITIES FALL 2011 I 13
NET ZERO...
the campus’ needs. “For students, thesegreen technologies are used by faculty asteaching tools in our engineering,business and science courses.”
As GBD Architects continues toupdate and improve the facilities atSylvania, the energy savings will bequantified. Calculations suggest thecollege will save $1.2 million a year,depending on improvements. If thecampus were able to reach net zero,estimates suggest Sylvania could be saving$2 million a year. However, PCC wouldneed to pass another bond to completethe energy-saving improvements atSylvania, said Andersen.
“We are putting them on the path tonet zero even though they don’t havethe funding for that yet,”said Andersen.
“We are chipping away to get to netzero. That is the end goal here.”
The initial upgrades will be completewithin five to seven years of the passageof the bond, Andersen said. That putswork on the facility into at least 2015.Even if the college is unable to reach netzero, the changes over the next severalyears will be instrumental in updating thecampus for current and future students.The dental, machine manufacturing,radiography, photography, chemistry,biology, engineering and automotivefacilities will all be updated with the 2008bond, allowing professors to teachstudents the latest technological advancesin their chosen field.
“I’m proud that PortlandCommunity College and Sylvania
Campus are protecting theconsiderable public investment in PCCfacilities and are making ourclassrooms and labs excellent learningenvironments,” Gerber said. “I’mequally proud that Sylvania Campushas taken a leadership role inembracing sustainable practices. I feelthat schools and colleges have a strongobligation to engage students in thevery important current conversationabout climate change and itsenvironmental, social and economicconsequences. Actions speak loudly inthis education role. We must modelsustainable living and learning for ourstudents.” OF
...is a commonly-used term in the commercial real estate industry. The Department of Energy launchedthe Net-Zero Energy Commercial Building Initiative in August 2008, which aims to have marketable net-zero energy commercial buildings by 2025. Net zero buildings are independent from the energy gridsupply and are commonly powered by solar, geothermal or wind energies.
14 I OREGON FACILITIES FALL 2011
In addition to location and
amenities, a building’s competitiveadvantage often is defined by the
quality of security services offered.Responsibilities of the security staff inthe commercial business environmentare diverse, and it is vitally important towork with a security firm that can offerpeople and expertise to function as anintegral part of the building andproperty management team.
Access control is one of the mostcritical services that security canprovide. In addition to understandinghow the building functions, securityprofessionals should be experienced inthe following areas:
Documented Policies andProcedures
Documented, sound policies andprocedures are essential for the smoothfunctioning of a building and to helpprotect people and property in acommercial facility.
Effective Security TrainingThe presence of well-trained
security officers is a critical factor inhelping keep unauthorized people outof a facility and helping safeguardtenants and the general public. Securityofficers must know how to successfullyoperate highly technical equipment,impartially enforce building policiesand procedures and competentlyrespond to building emergencies, suchas fires, bomb threats, medicalemergencies and power failures.
Necessary ToolsSetting the tone for a secure
environment can be as simple asmanaging the flow of visitors withclear policies and the right tools. Byhaving important information aboutguests, managing access and greetingreturn guests quickly, your securityprovider can create a sense of bothsecurity and friendliness. Additionally,by having the tools they need, security
officers are able move visitors quicklytoward their destination.
Photo Identification BadgesCreating a simple photo ID badge is
just one more way to create a sense ofsecurity presence without being burden-some. It also allows immediate recogni-tion of who is allowed in the building.
Securitas Security Services USA, Inc.
provides security services support to
commercial building owners and
managers. Securitas USA is uniquely
positioned to implement total security
solutions, resulting in enhanced operating
efficiency and marketability. OF
Quality Security Services Give Buildingsa Competitive Advantage
security
MENTOR GRAPHICSMentor Graphics, a leader in
electronic design automation, usesLenel’s OnGuard technology tointegrate camera, card reader andintrusion alarm functions – controlhardware that links a total of morethan 6,000 devices at MentorGraphic’s offices worldwide. Thatsystem, along with separate fire andlife safety and environmental controlsystems, is remotely monitored andmanaged around the clock bySecuritas USA officers. From theGlobal Security Operations Center,officers also provide access controland monitor CCTV systems.
“In December 2009, we beganstandardizing the security systems atour office locations to better documentevents and improve efficiency,” saysRobert Klohr, Mentor Graphic’s globalsecurity manager, who applied his ITexpertise to security operations whenhe assumed his current role. “With thehelp of the Securitas USA team, weidentified problem areas and thensystematically started to bring officesonto the new system.”
The average of 150,000 “events” –alarms, signals or other notificationsfrom various locations – that streamedacross the monitors in the GSOC each
week in early 2010 has been reducedto fewer than 15,000 events per week.Proactive troubleshooting, morereliable equipment, consistentoperating instructions and step-by-step response protocols all led tosignificant security improvements.
The security team’s responsibilitiesinclude company-wide badging for allMentor Graphics employees andcontractors, which involves creating,programming, activating and modifyingbadges for approximately 6,000people. Badge requests are tracked andauthorization is verified by the securityteam, which commits to a four-day orless turnaround for badge delivery toany Mentor Graphics office.
“The team does a good job ofexecuting on our plan and providingfast, efficient services worldwide,”says Klohr. “Their cross-training on allof our security systems equip them tostep into multiple roles in the GSOC ifthe need arises.”
“The goal is to be able to investigate,validate and quickly respond to anyincident at offices worldwide,” adds MikeAndrews, Securitas USA accountmanager. “At Mentor Graphics, we’veput the technology and expertise in placeto do that.”
OREGON FACILITIES FALL 2011 I 15
More than $50,000 in savings
has been guaranteed at
Yamhill Carlton School
District after McKinstry, an energy
innovation and integrated design-build
construction consultant, upgraded
steam traps and performed a thorough
retro-commissioning of control
systems at three schools.
Energy retrofitting is a proven way
to save businesses money in the long
run, and for the Yamhill Carlton
School District, there is proof in the
investment. After the consultants
completed an Energy Savings
Performance Contract (ESPC) for the
school district on three of its school
buildings, the District has seen
approximately $60,000 in savings for
the first year after the retro-
commissioning project was completed.
This is proof of a change that could
help many other Oregon government,
non-profit and for-profit businesses
and organizations save more when
budgets are still running tight.
The entire Yamhill project wasoriginally estimated to save 25,929kWh of electricity and 584 MMBtu’sof fuel oil, with a guaranteed energycost savings of $10,946 in the first year.Instead, the final project achieved fargreater electrical and fuel oil savingsthan expected. The retro-commissioning project identifiedopportunities to save heating fuel, andwith the combination of proactiveprojects installed by districtmaintenance staff, significant savingswere achieved. The actual avoidedenergy costs totaled $65,094 for thefirst year after the project wascompleted, which is more than $54,000of excess cost savings.
“Yamhill Carlton School District’spositive energy savings results are thecombination of a dedicated projectteam that consisted of districtadministrators and maintenance staff,as well as McKinstry team members, allof whom were driven to find solutionsto reducing the district’s utilitybudgets,” according to Steve Chiovaro,
Yamhill Carlton School District’ssuperintendent.
Yamhill Carlton hired theconsultants in late 2008 to develop anEnergy Savings Performance Contract(ESPC). Performance contractingenables school districts to replace agingequipment with modern, energy- andresource-efficient technologies. Withfinancing from Qualified ZoneAcademy Bonds, the improvements atYamhill Carlton were finished in 2009and contractually guaranteed acombination of savings on energyconsumption and improved systemperformance. Now, a year after theprojects were completed, the actualsavings are exceeding guarantees,conserving energy and dollar resourcesfor the Yamhill Carlton district.
Kymra Knuth represents McKinstry, afull-service design-build-operate-and-maintain firm specializing in consulting,construction, energy and facility services.She can be reached at 503.278.3955 [email protected]. OF
District Guaranteed to Save More than $50,000By Kymra Knuth
energy savings
A s a demonstration of Spectrum
Engineer’s own high-tech,
cutting-edge capability, the
decision was made to seek LEED
Platinum CI Certification for the
company’s Salt Lake City, Utah, head-
quarters.To that end, the firm installed a
network of BACnet-compatible electric
submeters at various monitoring points
throughout the facility.
In operation for more than a year
now, raw energy data from the meters
and other inputs are displayed to any
interested party by means of an
attractive dashboard display of 36
building management system (BMS)
parameters on a large flat-screen
monitor in the front lobby. In that way,
everyone in the organization can
monitor the facility’s energy profile
while becoming an equal stakeholder
in the energy conservation process.
Submeters Facilitate BMSPerformance
The level of profiling needed by
high-volume energy consumers like
Spectrum is simply unobtainable using
the standard utility meter found at the
main electrical service entrance. That’s
why growing numbers of facilities are
using submeters to help identify
opportunities to save thousands of
dollars in reduced energy costs
through any or all of the following:
• Usage analysis and peak demand
identification;
• Time-of-use metering of electricity,
gas, water, steam, BTUs and other
energy sources;
• Cost allocation for tenant billing;
• Measurement, verification and
benchmarking for energy initiatives,
including LEED Energy and
Atmosphere (EA) and Water
Efficiency (WE) credits;
• Load comparisons;
• Threshold alarming and
notification;
• Multi-site load aggregation and real-
time historical monitoring of energy
16 I OREGON FACILITIES FALL 2011
Energy Dashboards’ Attractive New FaceEngineering Firm Focuses on Client-Centric, IntegratedFacility ServicesBy Sim Gurewitz
consumption patterns for negotiating
lower energy rates, and more.
Measurement and VerificationSince they may be installed virtually
anywhere, submeters are ideal for
monitoring individual items of
equipment or circuits of interest. For
example, individual submeters can be
installed at the point of load to
monitor chillers, HVAC, air handlers,
pumps and so forth. Diagnostic
functions include the ability to identify
equipment that may be close to failure,
as indicated by a larger than normal
current draw with no corresponding
productivity output.
Early identification of a potential
problem allows facility engineers to
schedule preventative maintenance
before a costly failure occurs. In the
bigger picture, operational ineffi-
ciencies may thus be identified to
reveal, for example, if two or more large
loads are coming on at the same time,
causing demand spikes that can result
in substantial utility rate penalties.
Meter Dashboards for BMSEnergy Data Presentment
The flip side of the energy
monitoring coin is data presentment.
Internet-based meter dashboards allow
users to automatically integrate their
distributed metering infrastructure
into real-time meter dashboards via
open-architecture Modbus IP-
compatible LAN/WANs. Dashboards
are available for single-facility as well
as multi-facility campus-type
applications to provide real-time and
historical presentment of electricity,
gas, water, steam, BTU and other
metered parameters.
Bottom Line ConsiderationsAs today’s facilities face ever-
tightening operational challenges, new
technologies and strategies will be
needed to keep pace with rising costs
while at the same time maintaining or
improving service quality levels.
One way includes utilizing project-
related savings, identified by metering,
to underwrite energy improvements
on a pay-as-you-go basis. The cost
savings realized from reducing
operational inefficiencies, for example,
can then be applied to other areas,
including deferred maintenance or the
installation of other energy-saving
equipment or services.
Sim Gurewitz, E-Mon’s western
regional manager, is a Certif ied Energy
Manager (CEM) with more than 20
years of experience in the built
environment. Contact him at
OREGON FACILITIES FALL 2011 I 17
power metering
Typical meterdashboards mayinclude:• Automobile-style gauges
showing how power, fuel andenergy budgets are beingconsumed on a real-timebasis;
• 24-hour load profiles forpower, chilled water, steam orother building systems;
• Historical comparisons ofcurrent usage versusprevious time periods undersimilar conditions (time, dayof week, temperature);
• Automated carbon foot-printcalculations;
• Tenant- or consumer-levelinformation about energy useand efficiency efforts.
18 I OREGON FACILITIES FALL 2011
Parking lots built with conven-
tional asphalt or concrete act asimpervious barriers, keeping
storm water from returning to theearth and causing owners theheadaches of disposal and treatment ofthis precious resource. For this reason,many buildings require additional landfor retention ponds, which can becostly and dangerous to maintain. Inresponse to these issues, perviousconcrete, though not a new technology,has recently been revisited as asustainable parking lot system thataddresses storm water collection andmay help a project achieve creditswithin the LEED rating system.
Pervious concrete is an open-graded concrete mixture whichcontains predominately coarse
aggregate and little to no fineaggregate that is coated and bondedtogether with a cementitious paste.The paste is created with hydrauliccement which can be combined withsupplementary cementitious compo-nents, such as fly ash and/or slagcement (previously known as GroundGranulated Blast-Furnace Slag).Chemical admixtures to entrain air,improve rheology and suspendhydration are also commonly used.The resulting concrete mixture is stiffand rocky and has a low water contentand a high surface area, causing it to behighly prone to early moisture loss andmaking proper placement and curingessential. The total void content is 15to 25 percent giving the structure astrength similar to railroad ballast.
When designing a pervious concretesection, understanding the percolationrate of the native soil is important. Thepercolation rate determines the depth ofthe recharge bed, or for most clay soils,if the storm water needs to be directedout of the pavement.The recharge bed isa layer of clean, open-graded,compacted, coarse aggregate, typically 1inch or greater,with approximately 30 to40 percent voids. Depending on thenative soil, this layer can be from 6 to 24inches in depth. The recharge bed isdesigned to hold water passing throughthe pervious concrete wearing courseuntil it naturally percolates into thenative soil. Depending on the trafficload of the section, the pervious concretewearing course is usually designed from4 to 10 inches.
Pervious Concrete a Sustainable,Viable Parking Lot SystemBy Todd Laker
OREGON FACILITIES FALL 2011 I 19
Success in pervious concreteconstruction has been found by usingmany application methods, includingthe use of a weighted, spinning, steeltube or roller screed to form andconsolidate the placement. Perviousconcrete has also been placed with slipform pavers and screeded with laserscreeds. Whatever the method, thesection needs to be immediatelycovered with thick plastic to avoidmoisture loss, as the durability ofpervious concrete is significantly moresensitive to curing than conventionalconcrete. Once the system is in place,regular maintenance is crucial and canbe completed by either yearlyvacuuming or power washing to ensurethe surface does not become cloggedwith debris.
For more than five years, perviousconcrete systems have been successfullyused in northern climates such asMinnesota, Iowa and Wisconsin andare gaining further acceptancethroughout the country. If the perviousconcrete system is designed,constructed and maintained properly,pervious concrete pavements can be atruly sustainable paving option.
Todd Laker is a LEED AP withHolcim. He can be reached [email protected]. OF
pavement
Pervious concrete can be usedwithin LEED projects to assist inobtaining multiple credits.
Sustainable Sites, LEED 2009Credits 6.1, 2 and 7.1 may beawarded with the use of perviousconcrete. The intent of SustainableSites Credit 6.1 is for a storm watermanagement plan to protect naturalhydrology by reducing storm waterrun-off. Pervious concrete systems aredesigned to keep storm water on agiven site and allow storm water tonaturally percolate into the native soil.The intent of Sustainable Sites Credit6.2 is to limit disruption and pollutionof natural water flows by managingstorm water runoff. Pervious concretecan remove upward of 80 percent ofsuspended solids from storm waterrunoff before they percolate into thesoil. The intent of Sustainable SitesCredit 7.1 is to reduce the heat islandeffect of a project by shading or usingreflective materials or open-gradedmaterial, such as pervious pavements,on 50 percent of the hardscape.
Water Efficiency is also a sectionwhere credits can be met by the useof pervious concrete. The intent ofWater Efficiency Credit I is to limit oreliminate the use of potable water orother natural surface or subsurfacewater resources available on or nearthe project site for landscape irrigation.
In the construction of the rechargebed, pumps and piping may beinstalled, and water can be capturedand reused in non-potableapplications.
Pervious concrete has similar SRIvalues as conventional concrete,which in general, are higher than otherpaving materials such as asphalt. Thisreflectance has helped reduce theneed for exterior lighting fixtures. Thisreduction may help a project meet theEnergy Efficiency Credit 1 intent toachieve increasing levels of energyperformance beyond the prerequisitestandard.
Pervious concrete can also bemanufactured successfully withmineral ad mixtures such as fly ashand slag cement. Thesesupplementary cementitious materialsare considered 100 percent pre-consumer recycled materials and canbe used in the calculation to meet theintent of Materials and ResourcesCredit 4, increase demand for buildingproducts to incorporate recycledcontent materials. Transporting freshpervious concrete long distances isnot practical. Additionally, most of thecomponents of concrete are minedlocally, reducing the environmentalcosts of shipping – all of which helpmeet the intent of Materials andResources Credit 5.
Pervious Concrete Meets LEED Credit
L inear fluorescent lighting consis-
ting of tubular fluorescent lamps
operated by electrical devices
called ballasts, which provide the proper
starting voltage and then regulate
current flowing through the lamps
during operation, is common in
commercial buildings. For decades,T12
lamps powered by magnetic ballasts
served as the workhorse lighting system
in commercial buildings until the
Energy Crisis of the 1970s spurred
development of more efficient
alternatives such as T8 lamps and
electronic ballasts.
Upgrading to T8 lighting, for
example, can reduce lighting energy
costs by up to half in typical
applications such as offices and
classrooms. The T8 family now
includes 23W, 25W, 28W, 32W
(standard) and 32W (high output, or
“Super T8”) lamps and electronic
ballasts. These are available with a
range of efficiencies and ballast factors
that enable tuning of light output for
additional energy savings in existing
spaces that may be overly lighted. The
most efficient electronic fluorescent
ballasts carry the NEMA Premium
mark on the ballast label. Dimmable
ballasts are becoming more efficient,
versatile and affordable, making
dimmable general lighting a reality.
Throughout the 1990s and 2000s,
demand steadily shifted to T8 lighting
as the new standard in new
construction as building owners acted
to minimize their energy costs and
respond to more restrictive commercial
building energy codes. At least 20
percent of floorspace in the existing
commercial building stock built before
1980 was also upgraded.
Then July 2010 marked the end of
an era in the lighting industry. The
final phase of energy regulations
created by the Department of Energy
and the Energy Policy Act of 2005
virtually eliminated the manufacturing
and importing of fluorescent magnetic
ballasts designed to operate full-
wattage and energy-saving T12 lamps,
including replacement ballasts, with
few exceptions.
What’s more, starting July 2012,
fluorescent lamp energy standards
recently enacted by the Department of
Energy are expected to eliminate most
four-foot linear and two-foot U-
shaped T12, many eight-foot T12 and
T12HO and some low-color-
rendering four-foot T8 lamps.
Millions of linear T12 lamps and
magnetic ballasts are still in operation
and will require replacement, presenting
a massive retrofit opportunity that is now
being compelled by legislation. Owners
of T12 lighting systems should consider
upgrading to more-efficient alternatives
if they have not done so already. There
are at least three major options.
20 I OREGON FACILITIES FALL 2011
Energy Legislation Targets Lightingin Existing BuildingsBy Craig DiLouie
Comparison between a room lighted withthree-lamp parabolics (left) and two-lamp
high-efficiency premium troffers (right). Photoscourtesy of Day-Brite Lighting.
OREGON FACILITIES FALL 2011 I 21
First, they could replace their ballasts
with electronic T12 ballasts and replace
their lamps with compliant T12 lamps
(which may be offered with limited
availability) as their existing inventory
fails. While this would improve
efficiency while avoiding a mass retrofit,
it could be confusing from a
maintenance standpoint because it
leaves energy savings and does not avoid
higher lighting costs due to a premium
imposed by the compliant system.
A second option for owners would be
to keep the existing light fixtures and
upgrade to T8 lamps powered by
electronic ballasts. In some cases, reflector
kits can be installed to adapt the optical
performance of the fixture to a new lamp
type and fewer lamps. Mixing T8 and
T12 lamps and ballasts in the same
lighting system can negatively affect
lighting quality. Since mixing lamps can
be confusing for maintenance, a
systematic upgrade from T12 to T8 across
the lighting system is recommended.This
option imposes the cost of the upgrade
and requires disposal of equipment that
may still be operating. It does, however,
maximize energy savings and enable other
benefits, such as economies of volume
purchasing and incentives such as the
Commercial Buildings Deduction and
utility rebates. Obviously, the biggest
opportunities for upgrading are in older,
over-lighted buildings where utility costs
are high and lighting is uncontrolled and
left on all night.
As a third option, owners can replace
the light fixtures, potentially improving
lighting quality and reducing the total
number of light fixtures in the space.
This may involve a redesign of the
system that addresses issues of quality
such as visual comfort, uniformity, color
rendering, spatial definition, shadows,
flicker and glare. Source options include
T8, T5 and LED general lighting; fix-
ture options include direct/indirect and
volumetric-distribution recessed fixtures.
If the building’s primary spaces have
been re-tasked to new purposes for
which the existing lighting system is
insufficient, uniformity is poor, there is
little light on walls and ceilings or there
are obvious unaddressed sources of glare
and if occupants are unhappy about their
lighting, then the space may benefit from
a deeper redesign rather than simple
lamp and ballast replacement.
Regardless of which option is
chosen, lighting controls can be added
to enhance energy savings and
flexibility. According to the New
Buildings Institute based in Vancouver,
Wash., automatic lighting controls can
generate up to 50 percent energy
savings in existing buildings. Effective
strategies include automatic shutoff,
light reduction control, daylight
harvesting and demand response.
The biggest challenge to
incorporating advanced control
strategies into an existing building is
adding low-voltage wiring, generally
limiting opportunities for installation
of sophisticated control systems that
involve networking of components. As
a result, the simplest upgrade options
involve the least amount of rewiring or
simply swapping out older ballasts and
controls for new controls. Options
include wallbox occupancy sensors,
intelligent low-voltage relay panels,
line-voltage dimming ballasts, wireless
RF controls (switches, occupancy
sensors, photosensors) and other
options suitable for existing spaces.
Regardless of what the best path
forward might be, the workhorse
magnetic T12 lighting system is
gracefully retiring. Owners of systems
will have to upgrade now or later. The
questions now are how does the owner
wish to manage the process, and how
much energy savings and flexibility
does the owner want from the new
lighting system.
Craig DiLouie is education director for
the Lighting Controls Association
(www.lightingcontrolsassociation.org),
an organization dedicated to providing
free public education about lighting
control technology and application. OF
lighting
The easiest controls retrofit involves replacing components with the leastamount of rewiring. Photo courtesy of WattStopper.
L et’s face it – everyone gets tired
of staring at computer screensunder florescent lights, only to
see the sunlight for a few hours beforeand after work. To combat these andother problems in work spaces, a patioroof can be a great way to better utilizeyour roof space and create some uniquefeatures to maintain and even increasetenant satisfaction.
Patio roofs are not a new concept.Architects have been designingbuildings with patio roofs for decades.The problem arises when improperdesign and installation procedures areutilized, resulting in damaged, leakingroofs. Many roof patio areas are behindlocked doors — never to be used againbecause the property manager or ownerbecame tired of paying for roofers tosearch out leaks or fix damage causedby tenants using the area. To avoidthese problems, consider the following:
Live LoadPlainly put, how much weight is this
patio going to add to your roof and will
the structure support it? Pavers, tables,
chairs, people and planters can create a
significant load. Only a structural
engineer or architect can determine how
much weight your roof can support.
Protecting the Roof MembranePatio roofs will see an inordinate
amount of abuse from foot traffic, patio
furniture, broken glass and cigarette
butts. The challenge is to protect the
roof membrane while still allowing
Patio Roofs Can Improve Tenant SatisfactionBy Christopher Sonnenberg
Material OptionsMost materials for a patio roof are modular and are set in place with adjustablepedestals or shims to level the surface and create an area of water to flow to drainsbelow. Pavers are most often used in this scenario, and the most popular areconstructed of concrete, wood or recycled rubber. Here are a few advantages of each:
• Concrete is probably the most readily used and most durable paver material. Itcan be obtained in a myriad of sizes, colors and textures – making it anexcellent choice for just about any patio roof that can support the additionalweight of the pavers.
• Wood pavers or tiles are a good alternative to concrete, since they are not asheavy but can still be installed with raised pedestal systems. They come in avariety of wood species as well as composite wood products and can be arrangedin a variety of patterns and styles.
• Rubber pavers are another option. They can range in thickness from ? to 2 inchesand are generally constructed of shredded rubber products (often recycled tires)and molded into limited shapes and profiles. Because they are somewhat flexible,they are easy to cut and fit well in tight areas.
22 I OREGON FACILITIES FALL 2011
access for maintenance and repairs, ifnecessary. Designing the correct systemand installing it with the propermethods will help protect the system.
Waterproofing OptionsThis is where many patio roof
designs go wrong. Often, coatings ormembranes with minimal thickness orreinforcement are used, resulting inleaks down the road. After the patioroof is finished, it may be difficult toaccess and track the membrane.Spending a little extra money on themembrane will save you time, moneyand headaches down the road.
A reinforced thermoplastic orthermoset roofing membrane such asTPO, PVC or EPDM is usually thebest bet. Some membranes will not seeany sunlight and will likely accumulatewater, dirt and mud. So membranesthat are not affected by standing wateror mud should be used.
Some membrane manufacturersclaim their product can be effectivelyused as a waterproofing membranewithout the need for any type ofprotection from abuse. Unless this is aresidential application or there will belittle use of the patio, this option is notrecommend. The only true way tocreate a long-lasting, leak-free patioroof is by installing an effective barrierbetween the abuse and thewaterproofing membrane.
Protecting the Roof. The type ofprotection utilized when installing a patioroof is probably the most most importantaesthetic and technical decision.Materials for patio surfaces range fromwood to colored/textured concrete torecycled products. Consider size, weight,tread surface, durability, maintenance andthickness of the protective material so theroof will perform without blocking doors,causing slip/trip hazards or inhibitingproper drainage.
Be sure to consider R-value, fireresistance, fall safety and wind upliftresistance when deciding on a patioroof. With a little bit of homework anda good roofing contractor, you toocould add some useable square footageto your building and maybe find thetime to enjoy a little sunshine yourself.
ChristopherSonnenberg is thesenior projectmanager forCentiMarkRoofing’s Portlandbranch. He hasworked with
CentiMark in the commercial roofingindustry for more than 12 years and isresponsible for Oregon and southernWashington. OF
OREGON FACILITIES FALL 2011 I 23
roofing
24 I OREGON FACILITIES FALL 2011
Oregon FacilitiesP. O. Box 970281Orem, UT 84097-0281
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