oregon facilities fall 2011

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


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

to [email protected].

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


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


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


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


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

[email protected] or

503.546.3624. OF


Photos courtesy Portland Community College


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


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


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.


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.”


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


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

[email protected]. OF


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.


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


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.


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.


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.


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


roofing


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