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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, October 08, 2015
BY LINDA BAKER
In an era dominated by self-promotion and marketing speak, John Bradley, CEO of R&H Construction, is a breath of fresh air.
Wednesday, October 28, 2015
BY KIM MOORE
A conversation with Patrick Curran, CEO of CareOregon.
Thursday, November 05, 2015
BY LINDA BAKER
Gov. Kate Brown delivered the keynote speech at the Associated Oregon Industries annual policy forum yesterday. Speaking to a Republican-aligned audience of about 100 business and public policy leaders, the governor was out of her comfort zone.
Monday, October 05, 2015
VIDEO BY JESSE LARSON
Profiling some of the organizations featured in the 2015 list.
Monday, September 28, 2015
BY BEN WATERHOUSE
How Portland's Garden Bar plans to become the Starbucks of salad.
Thursday, November 12, 2015
BY LINDA BAKER
I walked off the Vigor Industrial shipyard that day with a clear cover line in mind: the Love Boat.
Tuesday, November 17, 2015
BY LINDA BAKER
The past month has been marked by upheaval in the health insurance markets. I also check in on clients of the Export-Import bank, a federal credit agency that subsidizes, and insures, foreign exports.
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|Tinker, Tailor, Portland Maker|
|The Shift to Community Health Care|
|The Harder They Fall|
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|Thanksgiving travel: Fuel costs low, terrorism anxiety high|
|Costco chicken salad linked to E. coli case in Washington|
|Nestle comes clean about benefitting from slave labor|
|Enormous drugmaker emerges from Pfizer, Allergan deal|
|Startups joining lobbying game|
|Merchants complain as Square goes public|
Economic diversity has proven a smart strategy for the Port of Hood River. How can other Oregon communities replicate the model?
Phone, Internet needs of small community school districts earn attention of top-five telecom provider.
Farmland LP grows its vision for organic farming in Oregon.
The Salem Convention Center has capped its tenth anniversary year by earning the prestigious “Best of the Best 2015” award from NW Meetings & Events magazine. Selected as the Best Convention/Conference Venue in Oregon by meeting and event planners from Alaska, British Columbia, Idaho, Oregon and Washington, the Salem Convention Center ranked above the Oregon Convention Center and the Portland Art Museum.
The Oregon Cooperative Hall of Fame honors individuals for their outstanding contributions to the successful building and operation of Oregon agricultural cooperatives.
Health insurer reports $10.2 million in net income after taxes through the first nine months of 2015.