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

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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


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



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



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




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.

‘


“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

[email protected]. OF

space planning


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



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


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.


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


By Kelly Lux

Sue Buel Elementaryphoto courtesy Lincoln Barbour


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




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.


“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


Rosedale Elementaryphoto courtesy Lincoln Barbour



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


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


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 FacilitiesP. O. Box 970281Orem, UT 84097-0281

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Oregon Facilities Winter 2010