5 Management Acquisition
LANGLEY Purchases Management Entity
8 LEED
Office Space Earns Platinum Rating
12 Healthcare Facilities A Study on Efficiency
2 I OREGON FACILITIES JAN/FEB 2012
JAN/FEB 2012
21
FEATURES
5 10 12
Pest Control
Transit-Oriented Development Transit Spreads to Milwaukie
Management Acquisition LANGLEY Purchases Management Entity
Healthcare Facilities A Study on Efficiency
LEED
8
DEPARTMENTS
4 13
Editor’s Letter
Tenant Improvements A Vital Part of Medical Office Leases
15
Building Information Modeling
16
Energy Management
18 22
Roofing
The Evolution and Implementation
A Complicated Study in Typical Challenges
Inexpensive Roofing Options
Briefly
On the Cover: Milwaukie aims for comfort and efficiency in its south downtown plans for transit-oriented development. Photo courtesy TriMet.
OREGON FACILITIES JAN/FEB 2012 I 3
EDITOR’S LETTER When compiling content for Facilities Magazines, I often get pitches from our contributors for articles on sustainability, greening a building or environmentallyfriendly practices. Sometimes I wonder if the topic of green has become too much of a focus in our publications – and in the commercial real estate industry in general. The thought crossed my mind while I was attending educational sessions at the International Facility Management Association’s World Workplace, held in October in Phoenix, Ariz. The topic of sustainability was a common thread throughout all of the classes – even in sessions where green would seemingly be unrelated to the subject matter. In one class, Crossing the Sustainability Chasm: Strategies and Tactics to Achieve Sustainability Goals, John Clark, director of corporate marketing for TRIRIGA, pointed out that commercial real estate facilities release the greatest percentage of greenhouse gases. Their impact on the environment is substantial. Thus, building owners have the greatest opportunity to reduce carbon emissions and make the greatest impact on improving our environment. The opening speaker at World Workplace, Bjorn Lomborg, author of ‘Cool It: The Skeptical Environmentalist’s Guide to Global Warming’, addressed a new form of thinking when it comes to tackling sustainability issues – such as global warming. In his speech, Lomborg suggested the key to solving environmental issues is not necessarily through energy-efficient measures, especially considering the costs of such measures. Issues that have been tied to global warming need to be analyzed more critically and researchers need to determine and attack the root of the problem, Lomborg said. In the meantime, building owners and facilities managers need to do the research on sustainability and implement energy-efficient measures in their facilities that are both affordable and effective, he said. “I believe today’s facility professionals need to focus on environmental solutions that make cold financial sense, while emphasizing policies that will do the most green good for the money spent,” Lomborg said. The benefits of green practices are infinite. Building owners are saving money and energy. They are improving the conditions of their buildings and the environment. In addition, buildings that are energy efficient are more likely to find long-term, happy tenants. So for the time being and for as long as energy-efficiency is important in the industry, we will continue to publish articles on sustainability.
CONTACT Publisher Travis Barrington travis@jengomedia.com
Executive Editor Kelly Lux kelly@jengomedia.com
Advertising Brian Andersen brian@jengomedia.com
Editorial Assistant Kristen Hutchings kristen@jengomedia.com
Art Director Doug Conboy
Contributing Writers Tom Bergmann Jeff Harroun Steve Bryant Alexandra Jonathan Cohen Ionescu Mary Coolidge Christopher Sonnenberg
Oregon Facilities PO Box 970281 Orem, Utah 84097 Office: 801.224.5500 Fax: 801.407.1602 www.OregonFacilities.com
Executive Editor Oregon Facilities The publisher is not responsible for the accuracy of the articles in Oregon Facilities. The information contained within has been obtained from sources believed to be reliable. Neither the publisher nor any other party assumes liability for loss or damage as a result of reliance on this material. Appropriate professional advice should be sought before making decisions. Copyright 2012 Oregon Facilities Magazine. Oregon Facilities is a Trademark owned by Jengo Media.
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Oregon Facilities is a proud BOMA National Associate member.
Photo courtesy TriMet
Milwaukie Aims for Comfort and Efficiency in its South Downtown Plans By Kristen Hutchings Associate Editor
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ransit-oriented development is spreading like wildfire throughout the western states. A recent area experiencing the heat: Milwaukie, Oregon, an inner-ring suburb of Portland. The Portland region is expecting to add one million new residents and nearly 100,000 new jobs within the project corridor by 2030. The $1.49 billion light rail project, expected to open in 2015, along with Milwaukie’s south downtown plan will be the perfect transport-regulating solution for the growing population.
The Portland-Milwaukie Light Rail Transit Project will be complemented with a station building at the Triangle Site in downtown Milwaukie.The station is being built for retail development, including bike shops and coffee shops where people can comfortably gather as they wait for trains or passengers. The plans for the Milwaukie station are separate from the light rail project, although both the city and TriMet, Portland’s regional public transportation agency, are hoping to have the station building finished by the time the light rail is completed. continued on page 6 OREGON FACILITIES JAN/FEB 2012 I 5
continued from page 5 “The station is an important parcel, and the city has strong ideas of what should be built there,” said Katie Mangle, planning director for the City of Milwaukie. The city has taken measures to ensure the community, even the local high school students, have ample opportunities to voice their concerns and see their ideas implemented at the station. As of now, downtown will continue to be occupied by local businesses. A Bridge to the Future In addition to maintaining a local feel, the community expressed their concern over the construction plans of TriMet’s Kellogg Creek light rail bridge. The original plan for the large concrete infrastructure would block too much sunlight, diminishing the cozy, hometown effect the community had envisioned. To combat this, the city and TriMet came up with a few solutions. The columns of the bridge will be minimized in size, and many will be eliminated completely. In addition, none of the columns of the 700-foot bridge will be submerged in Kellogg Creek, a brighter and greener move for the environment. The bridge’s abutments, the areas where the bridge supports touch land, will have surface treatments at a pedestrian scale, especially in northern downtown, and will include
texture and lighting that will make it a friendlier, safer place to walk, Mangle said. “The bridge really could have looked like a highway bridge, all concrete and really bulky,” said Mangle. “Instead, TriMet worked with the community to use materials like Corten steel tubs that are more earthy than concrete and introduced details like special railings and texture on the columns that will add some more craft. Even though it’s still a very large infrastructure, it will have a little bit more human feel to it.” Excess car traffic is discouraged in south downtown. In fact, Milwaukie’s historic neighborhood has already embraced the biking industry, an aspect that goes hand-in-hand with TOD. Future mixed-use development in the area will make walking, biking and transit easier for residents and visitors. Store Front Improvement Businesses have also taken part in the planning process, which is why part of the south downtown plan includes the store front improvement grant program. Financial funding is available to retailers for basic touch-up projects that abide by the design standards the business owners and managers have agreed to implement, said Mangle. “It’s amazing what a difference just a new paint job with a few different accent colors can make to really brighten up a building,” Mangle said. “Other
Photo courtesy Ankrom Moisan Associated Architects
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buildings are replacing windows, one is replacing a sign, some are replacing lighting.These are generally the projects that business owners have been thinking about for years. Once they know the city will pay half of it, they are finally getting the estimates and getting the work done. Most of it is superficial work that doesn’t require a lot of permits, doesn’t require a huge investment, but will make a huge difference to how vibrant main street looks.” Mangle continued, “We are doing a lot of coordinating, writing policy, encouraging private property owners to do things and connecting them with outside resources.” The city is encouraging local building owners to work together on marketing strategies as well as other areas that need improvement.The Small Moves Program helps owners identify ways to better utilize their property. Property and business owners who are more organized are able to get involved in the community and make small changes, helping the area increase
profits. The seemingly small will enhance the aesthetics of and pave the way for improvements. The area is beginning to see a booming Mangle said.
changes the area bigger already change,
The Boom Begins “We were talking to a commercial real estate broker recently who is starting to really work on the Milwaukie downtown, and because of the light rail and the cumulative effect of people making investments in Milwaukie, we’re actually seeing the beginning of a boom,” Mangle said. “I think there’s more development and retail activity happening now then there was three years ago at the peak of everyone else’s boom.” Milwaukie will eventually link to Portland by light rail, decreasing traffic and use of cars between the two cities. Milwaukie’s TOD will enhance transportation efficiency in underserved communities and create comfortable public areas. “The light rail project will also increase the value of the buildings downtown,” Mangle said. “That’s what businesses outside of Milwaukie are telling us. People are starting to notice and think about Milwaukie in a different way now that the light rail is coming. So, it will have a positive impact on the businesses on Main Street, partly because it will be on the radar of people who haven’t really thought about Milwaukie before.” OF
Photo courtesy TriMet
OREGON FACILITIES JAN/FEB 2012 I 7
Photos courtesy of NEEA
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he Northwest Energy Efficiency Alliance’s office space, located in the historic Commonwealth building in downtown Portland, has achieved U.S. Green Building Council LEED for Commercial Interiors (LEED-CI) Platinum Certification. The rating is the green benchmark for the tenant improvement market and the recognized system for certifying highperformance green interiors. These spaces are noted for being healthy and productive places to work. LEEDrated offices are less costly to operate and maintain and have a reduced environmental footprint. “We are honored to be able to use our office space as a vehicle to promote energy efficiency while walking our talk,” said Claire Fulenwider, executive
director of NEEA. “We used the same approach to green leases that we promote through our initiative BetterBricks, including finding partners with like-minded values and priorities. The takeaway is that no matter what kind of tenant or landlord you are, energy efficiency is good for your bottom line, for workplace productivity and for the environment.” The partnership with NEEA represents a commitment between landlord and tenant, said Brett Phillips, director of sustainability for Unico Properties LLC, the building’s owner. “When you marry a green building with a sustainability-minded tenant, you create high-performing building systems that maximize environmental and economic efficiencies,” Phillips said. “NEEA has become an important
8 I OREGON FACILITIES JAN/FEB 2012
ally to Unico both as a tenant and as a partner in the sustainability world. And, as an owner with a distinct focus on sustainable building operations, we have made numerous investments at the Commonwealth Building to enable tenants like NEEA to more easily achieve LEED-CI certification. We are honored to collaborate with NEEA on its efforts in achieving this premier green benchmark.” In addition to Unico, the collaborative team included Brightworks, Ditroen Inc., Colliers International, Convia Inc., Green Building Services, Herman Miller, Lloyd Johnson Consulting, LUMA Lighting, Pacific Office Furnishings, Russell Construction Inc., SmithCFI, Steelcase Inc. and WGS Interiors. “There was a large team of partners,
Some of the key highlights of the LEED-CI Platinum Certification include: • 84 out of 88 points were awarded • High-performance lighting uses 53 percent less energy than required by Oregon code • Water-efficiency measures use 44 percent less water than a comparable space without these efficiencies • 100 percent of the furniture is certified as meeting requirements for healthy indoor air quality • Most of the building materials contain no or low-VOC content, a key component of indoor air quality • During construction, 95 percent of the waste was diverted from landfills, while 29 percent of construction materials contained high-recycled content
manufacturers, designers and vendors involved to make this all happen,” said Susan Hermenet, who was in charge of the relocation and maximizing energy efficiency in the new space. “Their professionalism and knowledge were a key component in a seamless transition into our space while giving us the tools needed for a LEED Platinum rating.” NEEA’s office space utilizes many sustainable and green attributes that helped garner its rating. The office’s Lighting Power Density (LPD) is .52/W/ft2 and uses 53 percent less energy each year compared to Oregon code. Open and closed office areas have daylight sensors that dim overhead lamps in response to increased daylight through the large windows. Employee workstations are wired into the Convia energy management system that monitors energy used (by both lighting and plug loads) at employee workstations. An occupancy sensor at each workstation allows for equipment
to be turned off automatically when the workstation is vacant, resulting in reduced plug loads. Marmoleum floors and bamboo countertops were used for the kitchen, which also includes a recycling station for composting food scraps and paper. No-VOC paints were used for the entire office, while employees who bike into work can park their bikes in one of the many bike spaces within the offices. As part of its “green lease,” NEEA agreed to seek and maintain LEED for Commercial Interiors certification and not use or operate the building in a way that does not conform with the certification. Meanwhile, the building owner agreed to separately sub-meter NEEA’s exclusive electrical usage and cooperate with NEEA during its pursuit of the LEED rating. NEEA has been sharing its practices with other tenants and landlords transparently. “NEEA is ‘walking the walk’,” said Phillips. “By earning Platinum LEED status for its office space, NEEA is
demonstrating that energy retrofits have both environmental and economic advantages for tenants, owners, buildings, communities and the entire region.” NEEA is located in the historic Commonwealth building, originally named the Equitable Building when it was built in 1948 by renowned architect Pietro Belluschi. The building was the first in the U.S. to use a doubleglazing window system and the first large commercial building in the nation to use heat pumps for heating and cooling. The rating is the ninth achieved in the Portland metro area. The Northwest Energy Efficiency Alliance is a non-profit organization working to maximize energy efficiency to meet their future energy needs. NEEA is supported by and works in partnership with Bonneville Power Administration, Energy Trust of Oregon and more than 100 Northwest utilities. For more information, visit neea.org. OF
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Former Ashforth Pacific CEO Purchases Company Assets Scott Langley Plans to Create a More Efficient Business Model By Kelly Lux Executive Editor
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ANGLEY INVESTMENT PROPERTIES, a newly-formed investment management company by Scott Langley, has bought the management entity of Ashforth Pacific, Inc., a Connecticut-based commercial real estate company with a strong presence on the West Coast. LANGLEY will be an equity provider along-side its institutional partners in future acquisitions and developments. The acquisition will give Langley, former president and CEO of Ashforth Pacific, control of approximately three million square feet of Class A mid- and high-rise office space and nearly 100
Photos courtesy LANGLEY INVESTMENT PROPERTIES
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employees in Portland, Seattle and San Francisco. The LANGLEY portfolio includes the Pacwest Center, nearly 523,000 square-feet of Class A office space, the Lloyd Center Tower, another 434,000 square feet, the Liberty Centre at 278,000 square feet, the Orrick Building at 504,000 square feet and the Exchange Building with approximately 300,000 square feet of Class A office space. Langley worked with Ashforth for more than a decade and doubled the size of the portfolio in that time. He will continue to focus on investment, development and management services as an owner, partner and operator, providing asset, property, parking, construction and development management expertise as well as leasing and building engineering services. By centralizing ownership of the company, Langley hopes to create a more efficient business model.
“Everyone is excited about the transition and the local ownership,” Langley said. “There is a strong, positive attitude about bringing the company’s headquarters locally – to the West Coast.” The company will continue similar operations under the new name with a push toward expansion in Portland, Seattle and San Francisco and other opportunities along the West Coast. Growing LANGLEY INVESTMENT PROPERTIES Langley with new and existing partners will be a top priority for Langley. “We are always looking for other existing assets in which to invest. We are also contemplating future development,” Langley said. Currently in the planning stages, LANGLEY and American Asset Trust are well underway in the development of the Lloyd District Superblock. The Superblock will be a mixed-use development featuring office, retail and housing nestled in the Lloyd Business District along the new street car line, minutes from downtown Portland, blocks from the Rose Garden and Convention Center. “Our vision is to strengthen and expand LANGLEY’s portfolio, to invest, manage and develop as owners, operators and partners of prime commercial office space,”Langley said.“We will continue to focus on existing markets. From an operational standpoint, this transaction should be seamless to our tenants, vendors and contractors.” LANGLEY INVESTMENT PROPERTIES will also continue to manage their buildings on a sustainable level – a management style already implemented by Ashforth Pacific, said Wade Lange, vice president of property management. Many of the buildings in LANGLEY’s portfolio have been recognized with a Leadership in Energy and Environmental Design Certification. OF
Scott C. Langley President and CEO Scott Langley is president and CEO of LANGLEY INVESTMENT PROPERTIES. His career now spans more than 30 years of diversified real estate experience. As chief executive, he is responsible for overall strategic direction and profitability of Langley and its partnerships. He oversees all operating divisions including investment and development, leasing and marketing, asset, property and parking management, construction management and general contracting, as well as accounting and finance. Prior to founding LANGLEY, he was the president and CEO of its predecessor, Ashforth Pacific, for 11 years. Langley previously served as senior managing director of Cushman & Wakefield and was responsible for institutional markets and The Boeing Company relationship. A frequent speaker to business and industry, Langley is active in the community and has served on numerous business, community and non-profit boards. He is the former board chair and founder of the Portland State University Center for Real Estate and a current board director of the Portland Business Alliance. Langley is a graduate of the University of Oregon, Lundquist College of Business, majoring in Real Estate Finance. Accreditations and memberships include: the American Society of Real Estate Counselors (CRE), Urban Land Institute (ULI), Appraisal Institute (MAI), National Association of Industrial and Office Properties (NAIOP) and the Building Owners and Managers Association (BOMA). He is also a licensed real estate broker in both Oregon and Washington.
OREGON FACILITIES JAN/FEB 2012 I 11
Legacy Salmon Creek Medical Center Study Shows How Hospitals Use Energy By Kelly Lux Executive Editor
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he Legacy Salmon Creek Medical Center in Vancouver, Washington, was built to perform more efficiently than the typical United States hospital in terms of electricity and natural gas. The 456,086 square-foot facility was constructed with several energy efficient features, including relatively aggressive supply air temperature reset, heat recovery on 100 percent of outside air systems and on steam boiler blowdown, variable frequency drive capacity control on the chillers, high efficiency light sources, daylighting controls and direct digital controls for HVAC systems. Because of its reputation for efficient energy use, the 220-bed
medical center, which was built in 2005, was an ideal research hospital for a federally-funded energy study conducted by the University of Washington’s Integrated Design Lab and Eugene-based Solarc Architecture and Engineering Inc. “For the purposes of the research project, the study hospital needed to be a new facility within an acute care program area of about 500,000 square feet, preferably located in the Western United States. Legacy Salmon Creek Medical Center satisfied all of these criteria,” said Michael Hatten, principal of Solarc. “In addition, the research team, and its Northwest Energy Efficiency Alliance (NEEA) sponsor,
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has a longstanding relationship with Legacy Salmon Creek Medical Center involving retro-commissioning and tune-up efforts. This relationship contributed to positive communication and facility support for being involved in our research effort.” The study, which was conducted during a one-month period in January 2011, was performed to confirm assumptions about how and where hospitals in the United States use energy. The national study, which received funding from the U.S. Department of Energy, through the American Recovery and Reinvestment Act, and the Northwest Energy Efficiency Alliance’s BetterBricks Initiative, was conducted in response to a regional study which called into question conventional design and operation assumptions related to energy use, Hatten said. “This kind of detailed data is simply not available to experts in hospital design, construction and operations nationally; it is much needed and anticipated by those seeking to develop high performance hospitals,” said Heather Burpee, research assistant professor with the University of Washington Integrated Design Lab. National societies, such as the American Society of Heating, Refrigerating and Air-Conditioning Engineers, along with key engineering firms and the U.S. Department of Energy, will be able to use the data from the study to make more informed decisions when working with design teams and hospital owners who want to save energy at their facilities. The results will be helpful for both new construction and retrofitting. The University of Washington project team was provided access to building drawings, electrical distribution systems, facility details and data on various devices to conduct the study at the Legacy Salmon Creek Medical Center, said Pat Lydon, sustainability coordinator for Legacy Health. Portable data loggers were installed. Extensive trend logging within the hospital’s digital control system was implemented. Data from the collection and analysis of electrical and natural gas submeters was archived. And a detailed, fully-calibrated building
energy model of the hospital was developed. Facilities operations staff at Legacy Health worked closely with the project team to better understand the processes of gathering and understanding the data collected during the study, Lydon said. “Some hospitals have extensive submetering, where they can track and measure energy consumption. We don’t have the level of submetering necessary to provide the level of detail this study produced,” Lydon said. “This study gave us the ability to learn more for ourselves where energy is actually being used.” The study was informational about how energy is used at Legacy Salmon Creek Medical Center and generalizes how energy is used in hospitals across the nation, said Hatten. “Our participation in this study was beneficial since it provided us with a much deeper level of understanding related to energy use in the building,” Lydon said. “This information is useful to us in tuning our systems for optimum efficiency and to identify and prioritize additional energy-saving opportunities.” In the Legacy Salmon Creek study, end uses of fossil fuels, such as central heating, reheat, potable water heating, cooking, humidification and sterilization, were determined. The end uses of electrical systems such as lighting, fan motors, pump motors, cooling equipment and electric receptacle loads were also evaluated. Additionally, a number of miscellaneous end uses were analyzed, including elevators, specialty imaging equipment, compressed air, vacuum pumps, pneumatic shuttle system, water purification and freeze protection. Findings countered some of the conclusions from the preceding study, said Hatten. The original findings suggested that potable water heating accounted for between 10 and 11 percent of the hospital’s annual energy use. The Legacy Salmon Creek study indicated that potable water heating amounted to about 2 percent of the annual energy used. Additionally, the imaging equipment at the medical center uses less energy than had been anticipated.
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Tenant Improvement Package a Vital Part of Medical Office Leases By Alexandra Ionescu
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enant improvements (TIs) are an important part of any commercial real estate lease, but they are especially important for medical users. Medical TIs are more expensive and complex and tend to take longer than non-medical office space improvements. Hiring a commercial real estate broker to negotiate the lease and tenant improvement package provides tenants with an expert who can leverage for the best possible outcome. Tenant improvements for nonmedical office space generally fall between $20 and $40 per square foot. Medical offices typically require more extensive work, and users should expect a significantly higher cost for TIs. For a general medical practice, they are likely to range from $70 to $100 per square foot, while dentistry TIs can fall between $100 and $130 per square foot. These estimates are simply guidelines; TIs may be higher or lower depending on factors such as what shape the space is in and the quality of finishes desired. Some needs that are unique to medical office space are loadbearing floors that can support heavy machinery, rooms specially suited for equipment such as X-rays and CT scans and higher electrical capacity to operate these machines. In addition, medical suites generally require more extensive plumbing, especially in the case of dental offices, along with specific lighting requirements, which is an important criterion for cosmetic surgeons and dermatologists. While typical office build-outs
will likely take about 30 to 60 days, medical office build-outs will generally take longer than traditional offices. Expect about 10 to 12 weeks for medical space, and an average of 12 weeks for dental office space. Due to the cost of relocating a practice and performing tenant improvements, medical tenants often sign longer leases and stay in the same space for a longer term than other office users. So when signing a medical office lease, it’s important to think carefully about square footage. Many doctors add a partner within five years of opening a practice, so if this is a possibility, it makes sense to lease and improve a slightly larger space than a practice may immediately need. Many medical tenants are now considering retail space for their offices, as retail spaces may be conveniently located in high visibility areas with good signage. ZoomCare, which has a unique business model and has quickly expanded to eight clinics in Portland, mostly in high-traffic areas like Hawthorne Boulevard and Alberta Street, recently opened its first location outside of the area in Seattle’s Capitol Hill. While office leases are typically full service, retail leases are calculated on a triple net basis, in which case tenants are responsible for expenses such as property taxes, building maintenance and utilities. So it’s important to take all costs into consideration when negotiating a lease. At the height of the recession, the office market was unquestion-
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OREGON FACILITIES JAN/FEB 2012 I 13
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ably a tenant’s market. In order to attract tenants, landlords gave generous terms, including rent abatements or larger TI allowances. The overall economy has improved since then, but office vacancy in certain submarkets, especially in the suburbs, has remained relatively high. As a result, many landlords are still offering attractive tenant improvement packages. But these concessions will decrease as the market improves, so it’s a good idea to start exploring renewal or relocation options now. Hire a broker who will do their due diligence and help guide tenants through the process. A good broker has extensive market knowledge and resources that are not at most tenants’ disposal and can assist in the especially complicated tenant improvement process. And in a majority of cases, tenant representation won’t cost a company anything; landlords generally pay the fee charged by the tenant’s broker. With a large population of aging baby boomers and health care reform causing many more Americans to seek medical care, we expect the demand for medical office space to continue to increase in coming years. Medical tenants can ease the process of finding space and negotiating a lease, while saving both time and money, by hiring a broker.
It was also discovered that the largest single energy user at the hospital was the air-reheating equipment. Air is cooled to a common low temperature throughout the hospital, and then reheated to provide comfortable air temperatures in individual rooms. Opportunities to reduce the amount of reheating done in hospitals is limited but promising, according to a press release from Legacy Health. “Most of the documented energy statistics are relevant for most modern acute care hospitals across the country,” Hatten said. “We have shared the results with other hospital energy research efforts that are ongoing in parallel to this one. Energy us that is not dependent upon climate can be generalized across many hospitals. Several interesting results have made for compelling thinking on the part of
Real Estate Broker Alexandra Ionescu specializes in Portland-area office leasing and sales, particularly medical space, at NAI Norris, Beggs & Simpson, a real estate brokerage and asset/property management company. Contact her at aionescu@nai-nbs.com or 503.273.0314. OF
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other hospital energy stakeholders.” Currently in the process of implementing energy efficiency measures as a result of a previous study, Legacy Salmon Creek Medical Center will continue to evaluate its management plans to improve its efficiency, Lydon said. “Through this study, we can understand which measures have the highest potential for return,” said Lydon. “This study validated the first study. It has been a great learning experience for us. I was aware of the benefits of tracking energy use at this level of detail, but this gave us some hands-on experience with placing data loggers, and confirmed we could do so without creating any disruption to clinical processes. It also confirmed it was possible for them to remain undisturbed long enough to gather the necessary data for a useful report.” OF
Photos courtesy Legacy Salmon Creek
Legacy Salmon Creek Annual Energy End Use Breakdown: EUI 215 kBtu/sf-yr Electric HVAC Fans: 10.6 Percent Pumps: 5.7 Percent Heat Rejection: 0.2 Percent Cooling: 4.2 Percent Elevators: 0.7 Percent Plant Med. Equipment: 0.8 Percent Imaging: 0.8 Percent Kitchen: 0.9 Percent
Misc. Equipment: 13 Percent Interior Lighting: 8.2 Percent Fossil Fuel Reheat: 42.3 Percent Preheat: 3.5 Percent Service Hot Water: 1.7 Percent Process Steam: 6.2 Percent Kitchen, Labs, Etc: 1.2 Percent
building information modeling
The Evolution and Implementation of BIM By Jeff Harroun, Steve Bryant and Tom Bergmann
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he commercial construction industry has made significant advancements in using and understanding the benefits of threedimensional modeling in preconstruction coordination. BIM coordination can be used in clash detection and coordination between trades. Coordination is usually managed by either a mechanical contractor or (general contractor, while having the drafter work collaboratively with a field electrician on a project team provides the best opportunity for success. The BIM model is a template to build prefab items and assemblies. This begins early in every project where prefab opportunities are reviewed for underground raceways and temporary power. As the project continues, the BIM model is used in identifying prefab opportunities with supports, raceways, equipment mounting, box assemblies, panels, fixtures, devices, labeling and more. Layout of hangers, sleeves and inserts prior to concrete pours are included in the BIM model and reviewed through clash testing, BIM surveying and detailing coordination. Working and installation clearances can also be worked into the BIM model through the use of a separate layer, all while coordinating with subcontractors. The model is updated throughout the project life cycle while coordinating
with the project team and other trades involved. This effort makes it possible to deliver three-dimensional as-built drawings to the owner when the project is completed. Benefits of BIM The primary benefit of having a collaborative model of a project comes when potential conflicts or clashes can be managed prior to installation. All trades have the opportunity to see their portion of scope overlaid with the rest of the team. Answering questions and establishing resolutions before they impact a project not only saves money but establishes open lines of communication that may not have been forged prior to construction. When the BIM team coordinator fails to update the live model for all trades associated, BIM does not work. In rare instances, BIM may be managed incorrectly where issues are not discussed or caught prior to construction. This is the result of undefined expectations and a limited understanding of the use of the program. Recovery from mismanagement may be time consuming up front, but the benefit of no further clashes and clear project planning makes up a major portion of the cost and time. All parties involved need to be fully committed to the use of the BIM model to receive the benefits. If a project is continued without recovery of the BIM model, further cost and schedule delays will occur. Jeff Harroun and Steve Bryant are BIM/Cad Coordinators at Oregon Electric Group. Tom Bergmann assists with scheduling and planning at Oregon Electric Group. They can be reached at 503.234.9900 or visit www.oregonelectric.com. OF
Project Profile Randall Children’s Hospital at Legacy Emanuel Randall Children’s Hospital recently utilized BIM throughout the entire construction lifecycle. The project required a significant effort in time management, particularly for deliveries and prefab, especially due to the heavy pedestrian foot traffic and limited site access. This job required coordination of 10 floors as well as underground levels with the mechanical, plumbing, fire sprinkler and pneumatic tube contractors, along with the architectural and structural engineers. Complex conduit routing under the basement floor to the main switchgear, emergency switchgear, automatic transfer switches and distribution panels, avoiding underground plumbing and concrete footings, were modeled into the program. From there, massive conduit racks, busway runs, and cable tray were modeled to sometimes share rack with plumbing or mechanical pipe, while avoiding conflict with any other trades. Placement of support racks within the model, including threaded rod and seismic support, allowed a vast number of pre-fabricated rack assemblies, as well as pre-placement of support anchors in the ceilings. Each floor’s electric rooms included sets of stacked transformers, with steel support racks which were also prefabricated. The electricians on site used their laptop computers and the finished models to facilitate their installations, following their conduit runs through the model to clarify exactly how everything pieced together. The finished product ended up looking similar to the BIM model. The BIM model contributed to the overall safety of the site through improved communication among trades. Having a positive buy-in attitude resulted in fewer clashes among trades and enhanced time management.
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A Complicated Study in Typical Challenges at St. David’s Episcopal Church By Jonathan Cohen
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ike many non-profit owned facilities that do not have enough funds to go around, spending money on improvements is often a difficult choice to make. Many buildings, like St. David’s Episcopal Church in Southeast Portland, are 60 to 80 years old – not quite old enough to have changed a major HVAC system. As a result, there is an antiquated, poorly-operating original system, with many, many undocumented scabs and improvements installed over the years. St. David’s had many problems other than its age. The church rents out all of the space, not just for religious services and events, but also for community groups, day care and small non-profits. As such, there are disparate comfort needs and a complicated weekly schedule. Making the rooms comfortable in time for events without slurping too much energy is a challenge for the staff. And how does the building shell fit into this situation? Is it working with the HVAC system, or against it? The result is a frustrating situation for the staff,
with no clear answers as to how to address severe comfort, controls and energy efficiency problems. Unknotting the Issues Getting caught up in the challenges and complaints can be easy for the staff, who will want to lunge at the first problem – the giant, old, oil-burning boiler. But stepping back and attempting to sort out and untangle the various issues is an important step before taking action. It requires an engineering approach. A simple energy audit, examining the layout of the HVAC system, controls and building shell, was performed at St. David’s. Here’s what was found: HVAC: An original 1950s steam/hot water boiler with an oil burner upgraded in the 1980s. The boiler connected to 10 hydronic fan coils throughout the building. Some zones had pumps per units, others have one pump for multiple air handlers. Thermostatic controls were basic. Room thermostats sent signals to thermal-mechanical mixing controls,
Before (Average)
which reduced temperature of water to air handlers. Pumps and fans continued to run, despite satisfied stats. Duct distribution was decent with fresh air intake controls. There were duplicate, mislabeled controls, with separate pump and fan switches in the boiler room, plus breakers and duplicate switches in the upstairs hall. Building Shell: The building is about 25,000 square feet with a full basement and a single-story brick facade (with concrete block) and fixed single pane glazing with wood frames. The walls, basement and attic were not insulated. Evidence of significant air leaks was present. Electrical Consumption: Lights, domestic hot water, plug loads, HVAC fans/pumps and kitchen appliances all ran off electricity. The baseload was high with no clear cause. Solutions Energy Cost: Current annual oil costs were more than $12,000, even with oil averaging $2.50 per gallon. In previous years, it had peaked at more than $4 per gallon and required
After (Predicted)
Energy Usage Before: 4,800 gallons per year of heating oil
Energy Usage After: 5,088 therms per year of natural gas
Energy Costs Before: $12,000/year average (last four years, $2.50/gallon average price, but up to $4/gallon)
Energy Costs After: $5,500/year average ($1.12/therm current price, as high as $1.4/therm two years ago)
Carbon Footprint Before: 53.4 tons of CO2 emitted per year
Carbon Footprint After: 0.33 Tons of CO2 emitted per year
Reductions Energy 24 Percent Reduction / Costs 54 Percent Reduction / Carbon 99.4 Percent Reduction (Wow!) 16 I OREGON FACILITIES JAN/FEB 2012
energy management constant gaming (What time to buy in the season? When to fill the tank?) to get a good deal in the volatile market. Besides obvious low boiler efficiency, fuel choice was the problem. Switching to natural gas would easily half fuel costs, if not more. Upgrading to a new natural gas furnace would solve combustion losses of the old oil burner, as well as take advantage of the low natural gas costs. Controls would follow. High electrical costs stemmed from the HVAC system controls, which operated the pumps and fans 24/7, 365 days a year. A new control system would be necessary to reduce energy consumption, provide finer control and better scheduling. Most building shell improvements are difficult to access, so not costeffective, except for the attic. R-30 closed-cell spray foam could easily be applied to the majority of the attic (except for the vaulted chapel), providing air sealing and insulation benefits. Savings were estimated at 10 percent. Comfort and Controls: The system consisted of a decently arranged duct system with no ability to individually control half of the existing fan coils, which are all on the same
circuit, except with crude mixing valves or manually shutting off controls in the hall. A new control system would allow each fan coil to be shut off individually, preventing cool air from blowing and reducing base electrical loads substantially. Due to the size of the building, wireless, seven-day programmable thermostats were selected. Despite the heavy construction, the wireless Honeywell system worked flawlessly across 100 feet. New hydronic zone controls actuated each pump and fan upon a thermostat call. The ability to program allows for better scheduling of events and comfort. Mixing valves were disabled and fresh air controls were left as is. The old (more-than-two ton) boiler was cut up with a torch and removed. Asbestos insulation was abated. New permanent labeling, manuals and documentation eliminated confusion from the old system. The engineering approach was to understand the existing goals and conditions, and then implement improvements in stages to achieve the goals of a more comfortable, efficient building. A complicated problem was solved.
Jonathan Cohen is an engineer and principal at Imagine Energy, LLC, the contractor and consultant at St. David’s Episcopal Church. Cohen can be reached at info@imagineenergy.net or 503.477.9585. OF
OREGON FACILITIES JAN/FEB 2012 I 17
Save Money and the Environment with Inexpensive Roofing Options By Christopher Sonnenberg
A
renewed focus on integrating green technology such as rooftop photovoltaic (solar) panels, wind turbines and vegetative roofs onto new and existing buildings has been driven and largely funded by the federal government to reduce the nation’s carbon footprint and increase focus on clean renewable energy. However, with ROIs that can push out 20 years or more, it is simply not financially feasible for building owners to incorporate these types of green technologies. Fortunately, several affordable and environmentally-friendly methods, materials and technologies can be utilized. Many of these are simple specification or material adjustments that can save money on the installation cost as well as future utility, maintenance and replacement costs. Recycle Almost all materials used in commercial roofing can be recycled. While the technology exists to recycle these materials, the location of the recycling centers are far and inconvenient, which can make the separation and transportation of waste materials costly. However, some materials separate and transport easily and can save in the cost of paying for disposal containers and landfill fees. Most single ply membranes are recyclable and easy to remove and transport. Lightweight membranes can be folded or rolled and strapped down to a flat bed truck, making it easy to transport large quantities and minimizing the cost of transportation. Other lightweight, recyclable materials like foam plastic insulation can also be easily and efficiently transported.
This economy of scale is only applicable with large re-roofing projects that will produce enough recyclable material to fill a flat-bed truck. Partial loads can be arranged as well, but the cost of transportation is excessive when compared to the cost of disposal. Reuse Reuse the materials on a roof that are still in good condition and won’t affect the performance of a new roof system. IBC (International Building Code) allows for up to two roof systems to be installed on a commercial building. Thus a new roof can be installed over an existing roof and retain the existing R-Values, vapor barriers and roof slope. Obviously, if areas of insulation have become wet or damaged in some way, they will need to be removed before installing the new roof. Technology, such as infrared cameras, can locate specific areas of wet insulation, which can then be marked and replaced prior to re-roofing. A
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new cover board can be installed, along with a new roof membrane with the same performance and warranty as a roof that was removed and then replaced with new components. The cost savings in this scenario can be substantial. Consider replacing a roof on a 100,000 square-foot warehouse with an R-Value of 21 in rigid foam polyisocyanurate insulation (approximately 3.5 inches). To remove this entire roof system to the roof deck and install new insulation and membrane would cost at least $200,000 more than if this system were to be overlaid with a new cover board and roof membrane. Obviously, local costs for tax, disposal, transportation and labor would contribute to the price. Cool Roofs Cool roofs in commercial, low slope applications are those with a solar reflectance value of 0.65 or higher when new. That means 65 percent of the sun’s total radiant heat energy is reflected back into the atmosphere,
roofing rather than being absorbed by the building. Cool roofs primarily accomplish two things: substantially reduce the amount of energy needed for cooling and reduce peak electrical demand by an overall 10 to 15 percent. Cool roofs reduce the urban heat island effect caused by heat-absorbing infrastructure that raises urban ambient temperatures and creates an inversion, which traps air pollution and creates smog. Most manufacturers have created or enhanced viable roofing membranes that are Energy Star rated and economical. Some roof membrane systems also include 25- to 30-year warranties. Some conditioned buildings can experience a 20 to 30 percent savings in energy costs by simply switching from a non-reflective to a cool roof membrane. This can be enhanced with rebates or incentives provided by state and city governments and local utility companies. Most of these incentives need to be applied for before the project begins.
building owners to save energy and money and increase worker satisfaction, sales and productivity. Prismatic skylights refract the sun’s rays into thousands of tiny micro sunbeams, diffusing the direct sunlight into a softer, brighter light. Building owners can reduce their electrical lighting requirements by as much as 70 percent when using prismatic skylights in as little as 4 percent of the roof surface. Light sensors and lighting controls often allow enough light to enter the building through the prismatic skylights, eliminating the need for artificial lighting during most of the day. This can make a substantial
impact on utility bills for the building user, often yielding ROIs in less than two years. With effective material life spans matching that of commercial roof systems (20 years or more), the savings add up and the amount of carbon emitted is reduced substantially. Christopher Sonnenberg is the senior project manager for CentiMark Roofing’s Portland branch. He has worked with CentiMark in the commercial roofing industry for more than 12 years and is responsible for all of Oregon and Southern Washington. OF
Daylighting Daylighting, the use of natural light to illuminate the interior space of a building, is now a popular way for
OREGON FACILITIES JAN/FEB 2012 I 19
LEED Adds a Bird Safety Credit By Mary Coolidge
O
ct. 14, 2011, warrented some good news for birds. The U.S. Green Building Council introduced a pilot bird-safety credit to its Leadership in Energy and Environmental Design (LEED) library. The credit is the latest (and probably the most trend setting) move to reduce the incidence of birds colliding with building windows, an occurrence that kills up to one billion birds every year. Most people have heard the distinctive thud of a bird hitting a window or have found a stunned or dead bird under a window. Birds misinterpret reflections of sky and vegetation as a continuous flight path. In other cases, birds are fooled by windows meeting at corners or closelyspaced windows (think sky bridges) that appear to allow an unobstructed fly-through. With vast improvements in energy-efficient glass, the use of glass as a building material has
increased, resulting in far greater collision risk. In fact, the percentage of unmarked glass on a building face is the strongest predictor of its strike rate. However, don’t assume this credit is going to steer architectural trends toward windowless warehouses. On the contrary, pilot credit 55 directs architects and designers to types of window materials that have been tested and rated for their visibility to birds. Good design solutions can include patterned window glass, opaque glass, exterior screens, shutters and louvers – anything to create visual noise that alerts birds to the presence of a barrier. The credit divides buildings into higher and lower risk zones. Higher risk zones must achieve a lower Bird Collision Threat Rating than the lower risk zones. Areas considered high risk include the first three floors above ground level, the first floor above an eco-roof and all windowed corners or fly-through conditions. The building
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must also develop a three-year effectiveness monitoring program. In addition to a façade treatment and monitoring, the credit requires that overnight lighting be designed to minimize light spill from both interior spaces and exterior fixtures. Abundant evidence suggests that birds are attracted to light. Many songbirds are night migrants, reliant on celestial cues to guide them on their precarious seasonal journeys. Lit areas can dilute these critical navigational cues and lure birds in, especially on overcast nights. Some birds may strike buildings outright. Some circle buildings until they drop from exhaustion, where they face myriad other threats, including deceptive daytime window reflections. Birds are not the only species impacted by windows and artificial light. Research into ecological light pollution has revealed that the carefully-timed, long-evolved life cycle activity of mammals, amphibians,
pest control insects and plants are also impacted by artificial lighting schemes. The new bird-safety credit addresses the hazard of light pollution by requiring properly-shielded fixtures, as well as establishment of manual or automatic shutoff programs from midnight to 6 a.m. (Safety lighting is exempt.) The credit is synergistic with other LEEDspirited goals. It minimizes waste of electricity (and money), helps to reduce carbon emissions, minimizes impacts to wildlife and preserves our age-old cultural heritage of stargazing. To date, 22 cities in the United States have initiated Lights Out programs, in which building owners and managers are asked to reduce unnecessary overnight lighting to minimize sky glow. For more information on the Lights Out Portland program, visit audubonportland.org. This new LEED credit dovetails well with a number of other existing
programs. Numerous municipalities have produced bird-friendly building guidelines, including San Francisco, Chicago, New York City and Toronto and the state of Minnesota. American Bird Conservancy has now developed a template that updates and universalizes guidelines for use in any city. Guidelines can be found at www.abcbirds.org/ newsandreports/BirdFriendlyBuilding Design.pdf Portland may be the first to use the ABC template. In 2003, Portland became one of seven cities to pledge ongoing stewardship of their urban bird populations when it signed a U.S. Fish and Wildlife Service Urban Bird Treaty. Under a Challenge Grant to reinvigorate the program, Audubon Society of Portland and the City of Portland will draft its own voluntary Bird Friendly Building Guidelines. Bird safe volunteers have been out on the streets, tracking collisions for five
seasons now at a small sampling of buildings in Portland. Audubon’s Wildlife Care Center brings in 200 window-strike victims per year. The establishment of the Bird Collision Deterrence credit demonstrates the USGBC’s commitment to expand the standards of its green building program to include ecosystem-level considerations in its rating system. After all, environmentally-friendly buildings should also be safe for birds and wildlife. Developers and architects who use the new credit will be at the leading edge of exciting and truly innovative architectural trends. Mary Coolidge is the assistant conservation director for the Portland Audubon Society. She can be reached at mcoolidge@audubonportland.com or 503.292.6855. OF
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BRIEFLY produced in Oregon by SolaGen, a St. Helen’s-based company. The woody biomass fuel will also be sourced locally from Bear Mountain Forest Products in Brownsville. This type of local supply chain has been heralded by Oregon Gov. John Kitzhaber, and he applauded the partnerships that McKinstry has forged around the state. “McKinstry’s work in our school districts is a model that can help put Oregonians back to work in every part of the state,” said Kitzhaber. “These projects save energy, create good, local jobs, and help ensure that we provide a great education to the next generation of Oregonians. This is how we foster a great future for this state.”
Three rural Oregon School Districts, Days Creek, Estacada and Oakridge, celebrated the unveiling of new biomass boilers designed and installed by McKinstry, a leader in energy innovation and integrated construction services. The installations represent not only guaranteed energy cost savings for the districts, but a boost to state and local economies as well. The three school districts replaced aging, inefficient systems with the resource-efficient biomass boiler systems, which are estimated to save an average of $27,000 annually. These savings were utilized as part of a unique financing model, which leveraged a combination of grants, tax credits and bonds to ensure the projects were budget neutral for each school district.
Estacada received a $450,000 dollar ARRA grant, Oakridge received a $235,000 State Energy Award, and Days Creek was the first school district in Oregon to receive an Energy Trust of Oregon incentive. “McKinstry’s energy performance contracting model has the potential to be a real gamechanger in Oregon. We go above and beyond for school districts by navigating all the complicated funding sources so they can make these great investments on limited budgets,” said Tom Konicke, who leads the Energy and Facility Services team for McKinstry Oregon. The boiler installations also employed local contractors in the communities of Estacada, Days Creek and Oakridge, and the systems themselves were
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A stable outlook was given in the NAI Norris, Beggs & Simpson Third Quarter 2011 report for office industrial, retail and multifamily commercial real estate issued in October. Central City office vacancy rose slightly to 12.88 percent during the third quarter, with a number of sales of older downtown buildings, including the Medical Dental Building and the Commerce Building (now called Broadway Commons). Suburban office vacancy fell slightly to 23.2 percent. Vancouver vacancy fell significantly to 14.37 percent, with PeaceHealth’s lease at Columbia Center at Columbia Tech Center accounting for 162,000 square feet of positive absorption. The industrial market saw significant improvement during third quarter, as vacancy fell more than two
percentage points to 14.35 percent and 916,859 square feet was absorbed. Many of the large leases that were signed had long been in the works, including SoloPower’s 225,250 square-foot lease at Marine Drive Distribution Center. Retail vacancy remained fairly stable at 6.38 percent. Much of the negative absorption of the quarter could be accounted for by the closures of four local Borders stores, all at around 25,000 square feet. The multifamily market remains healthy, with just 2.78 percent vacancy, and rental rates have risen significantly year over year. Institutional investors remain active players in the marketplace, primarily seeking Class A core properties. Development activity should pick up in 2012 and 2013. For full reports, visit www.nai-nbs.com.
NBS Real Estate Capital has relocated offices and changed its name to Morrison Street Capital. NBS Real Estate Capital was founded in 2002 by CEO Rance Gregory and Norris, Beggs & Simpson. Ownership of the firm remains unchanged. The name change will eliminate confusion between the original name and the Morrison Street series of funds managed by the company. Many of the firm’s investors are represented by institutional investment consultants who are familiar with the Morrison Street name and the change will simplify communication going forward. Morrison Street Capital acts as the investment manager of the
Morrison Street series of funds, which invest in commercial real estate through the use of a variety of investment structures including equity, preferred equity, mezzanine debt, B notes and commercial mortgage backed securities. The primary product types include office, retail, industrial and multi-family assets. As a direct owner, the company invests in Colorado, Oregon, Washington California, Utah, Nevada, Idaho and Arizona. As a lender, the company prefers those same target markets but occasionally invests nationwide.
“This is an important tool for architects, engineers, developers, builders and anyone who wants to better understand the cost implications of different building materials and designs,” said Dwight Yochim, national director of WoodWorks. “Wood construction can save a project money in a lot of ways – from material costs to speed of construction to the availability of a large and competitive labor pool. Now design and building professionals have access to a tool that provides instant, current examples of the cost of wood buildings.”
Remaining active since the credit crisis emerged, in just the past three years, Morrison Street Capital has completed 43 transactions involving $101.8 million of equity and total transaction value of $399 million. Over the past nine years, Morrison Street Capital has completed 78 transactions involving $207.4 million of equity and totaling more than $868 million in total transaction value.
For example, the calculator shows that using wood to construct the shell of an average one-story school in the United States saves 21 percent in construction costs as compared to an aggregate of other materials while overall costs are 3 percent less. This example was reinforced with construction of the new 320,000 square-foot El Dorado High School in Arkansas, where designers saved $2.7 million by changing from a steel and masonry design to wood construction.
WoodWorks, a cooperative venture of major North American wood associations, recently launched an online calculator that allows users to compare the building or shell construction costs of wood vs. non-wood buildings. Developed in partnership with RSMeans, the tool allows users to select a building type and location, then draws on data that is updated quarterly to provide a current cost comparison. The calculator is available at www.woodworks.org, under the Resources tab.
Those who want a more detailed analysis can visit RSMeans at www.rsmeans.com for additional costing tools. In addition to the cost calculator, WoodWorks will soon release a carbon calculator that estimates the carbon benefits of wood buildings. This includes the amount of carbon stored in the wood products and greenhouse gas emissions avoided by not using steel and concrete. To use the cost calculator and learn about other WoodWorks resources, visit www.woodworks.org.
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Oregon Facilities P. O. Box 970281 Orem, UT 84097-0281 CHANGE SERVICE REQUESTED
24 I OREGON FACILITIES JAN/FEB 2012