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|Articles - October 2011|
|Thursday, September 22, 2011|
A couple of years after the Natural Capital Center, a pioneering green office building in the Pearl District, was completed in 2001, the LEED gold-rated structure underwent a “post-occupancy evaluation” to see if it really consumed less energy than a conventional office building. The audit showed the structure did meet pre-construction expectations, says Sidney Mead, director of events for Ecotrust, the nonprofit that owns the Natural Capital Center. But several years later, Mead adds, Ecotrust added three new “kitchen-ish spaces,” including a coffee kiosk and walk-in freezer, both of which “used quite a bit of energy.” It was only because the nonprofit also happened to install solar panels that “total energy use came out kind of a wash,” she says.
A leader in the nationwide green building movement, Portland is pushing the envelope when it comes to the use of cutting-edge sustainable building materials and technologies. Now the city and state are exploring what energy experts describe as the next big thing in green building: ensuring that new energy-efficient buildings actually meet expectations once they are occupied.
“The real frontier for driving energy use down is in operations and behavior of occupants,” says Tom White, technical director for Green Building Services, a Portland consulting firm. About 20% to 25% of energy use in buildings “is influenced directly” by those factors, he says.
Energy codes for buildings have become more stringent over the past 15 years, says Alisa Kane, Portland’s green building manager. Nevertheless, she says, “actual energy use has not gone down.” Why? Blame the increase in cell phones, computers, space heaters and other “plug loads” that increase energy use beyond the building’s design expectation. For that reason, says Kane, “Behavior change is the most compelling iteration of work that is going to happen in green building.”
Just how that work will unfold in Oregon is unclear. Over the past few years, Seattle, San Francisco, Austin and Washington, D.C., have passed laws requiring property owners to measure and disclose their energy use, which would help place a market value on a building’s efficiency and provide a benchmark for improvements. During the past two sessions, the Oregon Legislature has considered similar legislation. But those bills failed, in part because of opposition from the Building Owners and Managers Association, (BOMA), which expressed concerns with challenges accounting for tenant behavior, especially in multi-tenant buildings.
“The making public of energy use concerns us because it is not always an accurate picture of a building’s energy performance,” said Wade Lange, vice president of property management for Ashforth Pacific’s Portland office.
So far, Portland is in “the consideration phase,” regarding regulation of energy performance, says Kane. “We’ve been wanting to explore all the different options of how we can work with building owners.”
Until then, the nonprofit Energy Trust already works with property owners to help them measure energy performance. And there are voluntary measures property owners can implement on their own. Ecotrust sets the thermostat at 68 degrees in the winter and between 72-74 degrees in the summer. It’s “quite a bit warmer than most office or retail buildings,” says Mead, adding that one tenant, Portfolio 21, “actually had to change dress code to allow staff to wear shorts.” And according to White, each employee and employer in the building should be of one mind when it comes to managing energy use. As he puts it: “There has to be a synergy between the boiler room, board room and break room.”
Thursday, September 25, 2014
14BY KIM MOORE
Proud, diverse and underpaid.
Pride in their organizations’ mission, fairness in the treatment of women and ethnic minorities, flexible work schedules — these are just a handful of workplace characteristics that employees of this year’s 100 Best Nonprofits appreciate about their organizations.
Friday, September 12, 2014
BY TOM COX | OB BLOGGER
I often talk about what leaders can do. What about followers? If you’re a team member and you’d like to add positivity to your team, what might you do?
Thursday, September 25, 2014
BY AMY MILSHTEIN
To prevent burnout, companies are banning email and after-hours communications. But is the 24-hour workday here to stay?
Monday, August 25, 2014
BY JASON NORRIS | OB GUEST BLOGGER
Ferguson Wellman’s investment views on the economy and capital markets.
Wednesday, October 22, 2014
BY JASON NORRIS
Historically, when the leaves fall, so do the markets. This year, earnings, Europe, energy and Ebola have in common? Beyond alliteration, they are four factors that the investors are pointing to for this year’s seasonal volatility.
Wednesday, October 15, 2014
BY DIANE BUISMAN
Some common misconceptions employers have about marijuana.
Thursday, September 25, 2014
BY JON BELL
Powell's stays relevant in the digital age.
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Is your business ready to join us in the call for action? This opening panel includes Oregon businesses who will discuss why they signed the Oregon Climate Declaration, the investments they are making to reduce carbon emissions, and how their actions are affecting their companies.
Get ready for two days of special events produced with the EPA, Portland Timbers and ISOS before and after the GoGreen Conference on October 16.
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The right financing at the right time is critical for small businesses to succeed.
Among Oregon universities, Oregon Tech is special in the way it incorporates applied research into the curricula of every department.
More than 400 "Change Makers" will gather to invest in a socially sustainable community.