THE IMPORTANCE OF MAINTENANCE AND OPERATIONS IN SUSTAINABLE DEVELOPMENTS

Facility maintenance and operations should be part of an ongoing long-term management system that plans, guides, and supports visitor services, natural and cultural resource protection, and facility management. The purpose of the system is to provide guidelines that define acceptable maintenance and operational practices, employee training, and strategies for sustainably designed developments. The facility should operate and be maintained at the same or higher level as was designed and constructed, continuing the use of sustainable design concepts. The role of facility operations is to consistently maintain quality visitor experiences without the depletion of resources and to promote environmental and cultural resource awareness and education.

This section considers the implication of sustainable development on postconstruction responsibilities. Although many of the principles are applicable to any well-operated facility, they take on significant importance with sustainable developments in order to meet the purpose and demands of sustainability.

GENERAL CONSIDERATIONS

Since planning, design, and construction of a facility affects its operation and maintenance, these needs and concerns must be incorporated into the planning, design, and construction efforts. Facilities (primary and support) should be designed using appropriate technology necessary to meet their functional needs. Simplicity of design and construction will reduce maintenance costs and maximize operational efficiency for the staff. Materials chosen should meet all local and national occupational safety and public health service guidelines for health and toxicity standards. Toxic materials should be avoided or their use drastically reduced to prevent pollution of the resource. Adherence to safety and accessibility considerations is of particular importance in sustainable design to avoid postconstruction redesign to correct deficiencies or improve standards. For example, nonskid surfaces in wet areas and access for those with physical and sensory impairments are issues that need to be resolved in the planning stage, thereby eliminating later reconstruction that wastes materials and energy and disrupts natural environments.

The use of new technology as a management tool for operations and maintenance (e.g., geographical information systems (GIS), computer assisted drafting and design (CADD), maintenance management systems) is of special importance with sustainable developments. The goal is to design correctly the first time to avoid unnecessary maintenance and replacement at a later date.

Ongoing communication between facility operators and cultural and natural resource personnel should be continued to ensure design intentions and operational quality are maintained following initial construction.

An awards program is recommended to recognize excellence and use of sustainability and nontoxic principles in facility operation and maintenance. Such programs could be developed on industry-wide and local levels.

GENERAL MAINTENANCE

The planning, design, and construction of a sustainable development is based on sound engineering and ecological practices. When construction is completed, the designers and construction contractors should critique and fine-tune the final product for environmental sensitivity before the site is turned over to a facility manager for maintenance. During the life of a park or ecotourism development, designers rarely have the opportunity to revisit the site to provide direction for maintenance activities. Over time, the collective and cumulative effects of maintenance and operations may diminish the environmental soundness and sensitivity of the development unless appropriate maintenance practices are defined before facilities are opened for use.

From a maintenance standpoint, the differences between sustainable design and nonsustainable design can be compared (see table 5). Maintenance facilities must be an integral part of the design of a development. The aesthetic and environmental value of a development can be severely compromised by a maintenance site that appears to be badly designed or added as an afterthought.

View Table 5: Sustainable vs. Nonsustainable Design Maintenance

Maintenance access to the development should limit vehicular use and travel, minimize environmental impacts on the site, and be nondisruptive to the functional operation of the development.

For the original design to retain its high quality, facility maintenance must have the highest quality standards. The true test of a successful maintenance program is through the perceptions and reactions of the users.

With a design based on sustainable technological systems and material selections, an acceptable facility maintenance program should center on the

• understanding and interpretation of original design elements that must be repaired on replaced over the life of the facility
  
• development of a maintenance management system for daily and long-term operations that minimizes environmental impacts
  
• training and development of a local work force
  
• use of skilled artisans who provide, or instruct maintenance employees in, traditional methods of construction to reflect and enhance local cultural values facility Maintenance and operations
  

Construction Materials

Maintenance implications for commonly used construction materials fare indicated in table 6.

Maintenance Management

Facility managers must be encouraged and trained to look beyond daily maintenance operations, particularly in remote park and ecotourism developments. For example, managers must anticipate and accurately predict component replacements, since shipping and delivery of small orders are subject to delays, consume energy, and disrupt operations.

A maintenance management system must be developed that includes

• an inventory of elements to be maintained
  Examples:
  
  • number of picnic tables, signs, campsites, rooms, food service seats, number and type of docks, etc.
    
  • square footage of building space, miles of road, length of trails, etc.
    
• maintenance standards based on use and environmental climatic conditions (tropical area used as illustration)
  Examples:
  
  • frequent pruning of trails due to year-round plant growth in a tropical climate (pruned vegetation may be placed in a composting pile for use later as soil enhancer or fuels)
    
  • numerous daily cleanings of restrooms due to tropical sands and warm, moist weather conditions
    
  • frequent cleaning, waxing, and lubrication of vehicles and mechanical equipment to prevent rust and early mechanical failure due to salt spray and sand
    
  • frequent repair of signs due to intense sun and wind
    
• work schedules
  Examples:
  
  • daily, weekly, monthly, and seasonal schedules
    
  • Iong-range goals to determine future direction and cyclical needs
    
• work implementation and direction
  Examples:
  
  • work crews assigned duties with environmental standards
    
  • field inspections for quality control
    
  • assurance that tasks meet environmental and operational objectives
    
• plan for logistical services
  Examples:
  
  • planning and scheduling work material orders with energy- efficient transportation systems
    
  • reducing energy requirements for transportation
    
  • promoting local economy and using locally available equipment and supplies
    
  • meeting preventive maintenance scheduling
    
  • using a warehouse operation, maintenance contacts, and local technical support services to reduce energy inefficiencies and avoid delays normally found in remote areas
    
• realistic budgets, both long and short range
  Examples:
  
  • setting annual and quarterly budgets
  • including Preventive maintenance in budget
  • including full salary costs, benefits
  • generating budget cash flow that develops an account to cover major replacement costs

View Table 6: Maintenance Implications for Common Construction Materials

Maintenance Employee Selection, Training, and Development

An essential goal of a quality, well-maintained sustainable development should be the hiring and training of the local population. During design and construction, individuals who excel in local artisan skills and show leadership potential should be identified. Upon completion of initial construction, the most qualified local artisans should be recruited and trained for future maintenance manager positions. The concept of total absorption of individuals into the design, construction, and maintenance steps constitutes sustainable personnel use, which complements sustainable development. A maintenance employee who was involved in initial design and construction would be likely to show a high level of pride in maintaining the facilities to the highest possible levels of quality.

The maintenance personnel training program should include exposure to the environmental features and constraints, development concept, and design philosophy of the park or ecotourism area.

Each employee should be cross-trained in major maintenance categories. The stratification of specialist employees should be avoided. Maintenance employees should be trained in interpretive skills and present demonstrations that reflect their skills. Maintenance uniforms should reflect use of cultural clothing.

Families of maintenance personnel should be encouraged to visit the workplace to develop a sense of pride in Ownership" and workmanship. Parents should be encouraged to pass along artisan skills to children, who in turn would eventually become multi-skilled.

Technical training should begin in the early phases of design and construction, and product manufacturers should provide hands-on training in preventive and cyclic maintenance before the park or ecotourism area is opened.

CHECKLIST OF SPECIFIC MAINTENANCE ELEMENTS

Building Material

• Use quality materials compatible with sustainable design to provide environmentally sensitive, yet easily maintained facilities (quality materials provide durability and reduce lifecycle resource and maintenance costs, thereby enhancing sustainability and visitor appreciation).
  

Site Architecture

• Use low-maintenance native vegetation for landscaping and incorporate natural features (rocks, trees, etc.) for defining paths, walkways, etc.
  
• Use hardened trails, boardwalks, rope or wood railings, tent pads, designated boat moorings, etc. when intensive visitor use threatens to degrade the site and subsequently increase maintenance and operational costs.
  
• Limit use of signs to minimize visual clutter.
  

Recycling

• Make visitors and operation aware of recycling opportunities and environmental benefits.
  
• Provide programs to recycle glass, plastic, paper, aluminum/tin, oils, etc., for both visitors and staff (this includes providing separate bins for recycling materials and using generators that recycle their own waste oils).
  
• Recycle appropriate building materials resulting from construction, rehabilitation, and demolition activities.
  
• Search out and retain markets for recyclable materials-a problem in many rural, remote locations (if recycling markets are distant, additional storage space should be provided onsite for short-term storage of recyclable materials awaiting efficient means of transport; or alternate products and materials should be considered that have longer life spans or can be recycled locally).
  

Waste Management

• Separate composting materials from other trash for soil enhancement (the main maintenance facility should include composting facilities for a vegetative material generated by pruning or storm damage).
  
• Consider conventional underground and spray irrigation systems for wastewater.
  
• Use discharge of gray water for irrigation purposes and avoid discharge into lakes or streams.
  
• Develop waste management systems within the capabilities of operators.
  

Animal Control

• Provide animal-proof storage boxes for food items.
  
• Develop systems to prevent conflicts between feral animals and the visitors and employees in developed sites.
  

Toxic Waste

• Substitute nontoxic materials (numerous nontoxic building materials, household cleaners, and water-based paints are widely available e.g., substitute hydrogen peroxide for hypochlorite as a disinfectant; substitute solar battery rechargers and rechargeable batteries for disposable batteries, which accelerate placement of toxic compounds into the waste stream).
  
  • avoid use of toxic materials as a substitute for elbow grease or when required maintenance of equipment has been omitted
    
• Use minimum amount of nontoxic materials to accomplish task.
  
• Plan to avoid wasted materials.
  
• Use care in handling to avoid spillage.
  
• Train all workers about safe use.
  
• Find opportunities for offside recycling (many toxic materials can be recovered and redefined for future use, including automobile oil, car batteries, lead storage batteries, and tires).
  
• Provide onsite control.
  
  • design handling area for spill control and recovery
    
  • pave and dike all areas to ensure that spilled toxic materials do not enter the environment
    
  • build enclosures to prevent runoff
    
• Collect and segregate remaining toxic waste for offsite disposal (a small accumulation of toxic waste that cannot be reused or recycled can be caused by limits in product availability and lack of control over materials brought in by visitors and employees-e.g., batteries, photographic products, pest repellents, fuel products, light bulbs, degreasers).
  
  • keep in aboveground storage to prevent undetected release into the environment
    
  • ship to offsite facility for disposal (landfill or incinerator)
    

Pest Control

• Conduct complete survey of wildlife and vegetation prior to construction.
  
• Avoid sites that contain large populations of noxious insects, organisms that serve as disease vectors, spiny and poisonous plants, etc. (when these are natural inhabitants at a site, they must remain at the site).
  
• if a particular site must be used, do not control or eradicate naturally occurring organisms.
  
  • isolate humans from interaction with pests (this must be both site and organism specific)
    
  • use window screens and nets to keep out mosquitoes (these may keep out small insects, but may be counterproductive if they cut down on breezes that blow small insects away)
    
• Provide education and interpretation for visitors before or at arrival onsite.
  
  • instruct visitors on how to live most comfortably with the plants and animals who have priority over them in this particular habitat
    
  • make visitors aware of any risks
    
• Recognize that organisms that are present, or in extremely elevated populations, are likely due to the intervention of man (these problems might be the result of alteration of the landscape or from more generic problems related to the development).
  

  Examples of organisms that are or have become pests due to man's intervention:
  

  • exotic mammals - humans have often inadvertently (and sometimes deliberately) introduced exotic mammals in places where they have prospered and become destructive to native wildlife (e.g., Norway rat, mongoose, mice, rabbits, burros, horses, beaver, goats, dogs, and cats)
    
  • disease organisms - humans have brought various diseases into new locations that have become epidemic, wiping out entire populations, or have become lingering debilitating problems, as with malaria
    
  • increased populations of existing species - mosquitoes and other insects that are attracted or given more breeding opportunities due to the development
    
  • exotic insects - many nuisance insects have been introduced (e.g., the German cockroach and the Formosa termite)
    
  • marine organisms - ballast water carried by ships has introduced various organisms into tropical and temperate waters (e.g., the Crown of Thorns starfish)
    
  • birds - exotic bird species are often introduced by man and cause extensive damage; they are also responsible for diseases and destruction of native birds
    
  • weeds - much native vegetation has been lost worldwide due to man's activities; even in seemingly wild places there are nonnative plants, and these new arrivals are often more robust and choke out native vegetation
    
• Select building materials and climatic/miniclimatic building factors to reduce or eliminate breeding grounds for pests whenever practicable.
  
• Develop a pest control management program that uses nonchemical means to the degree possible (different strategies would be required for different pests in different habitats; the following list is illustrative of some choices available).
  
• trapping of individuals - this is appropriate for rodents or for relocating
  
• proper cleaning - pests are indicators of improper sanitation and storage of materials; visitors and staff must store food properly and keep all areas of a facility clean
  
• natural predators - natural predators must be able to live in the development and prey on the target pest population; lizards and spiders are particularly important for this purpose
  
• regular removal of attractants - some products should be avoided such as certain perfumes and colors-of clothing
  
• habitat control - inadvertent changes in habitat can create new breeding areas for pest species; e.g., standing water in otherwise dry areas
  
• hand removal - it is sometimes possible to control nuisance organisms by capturing them by hand; large caterpillars and beetles can be removed by hand from individual plants
  
• use of natural means - many naturally occurring materials have pesticidal properties; as these materials are found in nature and created by living biochemical processes, they can be handled by the environment with less drastic results than is the rams with introduced chemicals.
  
• Initiate method of preventing introduction of new organisms into facility.
  
• Know cradle-to-grave implications of using any treated materials or chemical treatments.
  

FACILlTY OPERATIONS

A sustainable development provides opportunities for sharing sustainable design values with the visitors and staff. Development operations should help impart to both visitors and staff an enhanced set of values supporting sustainable human behavior towards the earth. This should be a primary focus in the staffing, staff training, and interpretive efforts, s well as in the actual design and use of the facilities and services.

Staffing

Operations and maintenance staffs should have a sense of commitment to sustainable design and operations and pride in the facility and services offered. These values are dependent on guidance and leadership of the managers.

The staff (operations and maintenance) must be trained to understand and communicate sustainability principles to visitors and other staff members. They will teach by example as well by answering questions. The maintenance staff must also be trained in preventive maintenance procedures rather than just replacement procedures.

Education and Interpretation

Sustainability must be visible in all aspects of the operation, including utilities, waste handling, maintenance, retail operations, and visitor services. The development should share sustainable design, maintenance and operational problems,- and solutions with visitors, and actively demonstrate solutions and new technology. Through information signs and brochures and items sold in shops, the visitor can become informed about environmentally responsible design, operational procedures, materials, and equipment. They can learn how to adapt some of the methods to their personal lifestyles. For further information, see the "interpretation" section.

Visitor Facilities and Services

Facilities should complement both the natural and cultural environment. If local renewable materials or crafts are used, they should be interpreted so as to ensure their sustainability. Colors, wall hangings, and furnishings can add to or detract from the visitor's experience, and to the extent possible, furniture should reflect environmental concerns and local cultural sensitivity. For example, furniture should not be made of woods such as teak, rosewood, or ebony that encourage rain forest depletion, and furnishings should not reflect colors or subject matter that may be culturally offensive.

Food service, merchandising, and other services should contribute directly to an increased understanding and appreciation for environmental and cultural awareness, as well as sustainable design. Menus could feature local fare and include information on local food customs and the area in general. Shops provide a means for visitors to take something of their experience away with them. Gifts and souvenirs should have a direct relationship to the area's natural and cultural values or other related environmental topics, including sustainable design. The development should use the most sensitive packaging for sales items and food items.

Environmental Action Checklist

Each park and ecotourist development should have an environmental action checklist that will provide ideas on good environmental practices. The list should be reviewed periodically for additions and changes. It can include maintenance actions, utilities, specific operational activities, antipollution measures, and interpretive activities. The accompanying list is provided as an example of items that could be included. It is modeled aver a list prepared by Development Counselors International for the U.S. Virgin Islands, and included resort activities as well as general concerns. Each park or ecotourism area must customize its list to include all specific concerns and provide examples where appropriate.

ENVIRONMENTAL ACTION IDEAS

MANAGEMENT

• Staff meetings to educate staff about environmental concerns.
  
• Establish no-smoking sections.
  
• Do not purchase furniture made of teak, mahogany, rosewood, ebony, iroko, or other tropical timbers that encourage rain forest depletion. Instead, use oak, pine, cherry, birch, or maple.
  
• Conduct an environmental audit.
  
• Plant trees for cooling, using native trees.
  
• Discourage feral animal populations (examples)
  
• Encourage indigenous wildlife (examples). Work with nearby parks.
  
• Plant some attractive local species of plants and trees on property to maintain local biodiversity. Work with nearby parks, arboretums, etc.
  

MAINTENANCE/JANITORIAL

• Minimize the use of nonbiodegradabte cleaning products.
  
• Keep air-conditioner filters clear.
  
• Fix leaks promptly.
  
• Buy unbleached paper towels, toilet paper, coffee filters, etc.
  
• Post anti-litter signs around the grounds.
  
• Adopt area for cleanup.
  
• Donate waste to charity program (leftover room items, shampoo, etc.)
  

ENERGYIRECYCLING/WATER CONSERVATION

• Use gas rather than electric clothes dryer.
  
• Install water saving faucets and showerheads.
  
• if using regular toilets, put bottle in the toilet to conserve water.
  
• Bike to work program (possible tee shirt "I Biked to Work at the (name of property)").
  
• Caulk windows to eliminate cooling loss. use shades, drapes, shutters, etc. on sunny side.
  
• Practice good vehicle maintenance:
  • buy light-colored cars with tinted glass (need less A/C)
    
  • keep engine filters clean
    
  • use the gas octane and oil grade recommended
    
  • check tire pressure regularly
    
• Program for wastewater recycling.
  
• Employ computer controls for energy use - off when not needed.
  
• Work with natural resource department to maximize the use of solar energy (sun, wind, etc.).
  
• Help initiate a recycling program for the area.
  

POLLUTION/BEAUTIFICATION

• Ventilate areas where smoking is permitted.
  
• Control mold and mildew on carpets, drapes, etc.
  
• Do not use construction materials or adhesives made with formaldehyde.
  
• Take waste motor oil to a recycle center.
  
• Do not use Halon fire extinguishers.
  
• Get involved in beautification programs in residential areas around the resort - house painting, landscaping, power cleaning, litter control, garbage cans, etc.
  

RESTAURANT/COFFEE SHOP/SNACK BAR

• Eliminate the use of beverage contained with detachable flip-top lids.
  
• Minimize the use of throw-away plastic cups, plates, and bowls.
  
• Minimize the use of nonbiodegradable cleaning products.
  
• Purchase in bulk such items as sugar, jellies, butter, and eggs to reduce packaging and waste.
  
• Consolidate ordering of supplies to reduce traffic and fuel consumption from delivery trucks.
  
• Establish no-smoking sections.
  
• Offer vegetarian meals to encourage visitors to eat lower in the food chain.
  
• Use sensible dress code (no jacket) to save cooling.
  
• Check that shrimp being purchased are caught by fleets using turtle-release devices.
  
• Check that tuna are caught by means that protect dolphins.
  
• Use cans instead of bottles to reduce landfill until glass can be recycled.
  
• Use boric acid for roach control instead of poisons.
  
• Encourage less beef to protect rain forests.
  
• Offer food waste to farmers for animal food.
  

SHOPS/DRUGSTORE/GIFT SHOPS/ETC.

• Minimize aerosols that contain fluorocarbons.
  
• Minimize polystyrene foam products.
  
• Minimize the use of plastic bags where possible.
  
• Purchase items with sensible packaging.
  
• Purchase bulk items where possible.
  
• Consolidate ordering of supplies to reduce traffic and consumption from delivery trucks.
  
• Offer healthful snacks.
  
• Print anti-litter and conservation slogans on paper grocery and shopping bags.
  
• Print anti-litter and conservation slogans on clothing and tee shirts sold in shops.
  
• Eliminate products from endangered plants and animals (ivory, tortoise shell, etc.)
  
• Install can crushers to recycle aluminum cans and receptacles to place them in.
  
• Recycle newspapers - take them to the Humane Society for use in cages.
  

INTERPRETIVE AND PROMOTIONAL IDEAS

• Publish a conservation newsletter on subjects such as don't waste (take home partially used bathroom articles), support nearby parks, pick up litter, be nice.
  
• Use conservation posters.
  
• Print save the planet or environmental destination notes on menus, tee shirts, anti-litter garbage cans, and at the waterfront, spa, and health activities.