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Home My WebLink About8.1 MultiFamily Exhibit A · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · . n _ _ _ ..------------------------------------------ CONTENTS ----------------------- ACWMA MUI.TIFAMILY GREEN BUILDING GUIDELINES Apl"ll ;.0004 PREFACE INTRODUCTION o o Z ---I rrl Z ---I (/) ..............."......iv . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I PLA'NNING & DESIGN Introduction .......................... Section 1, Page I Planning & LJesign MeaslIre 0 I . Mea,,"" 15 . . . . . . . . . . . 5 - 40 SITEWORK Introduction .......................... Section 2, Page 1 Sitework Measure 01 - Measure 04 . . . . . . . . . . . . . . . . . . ö - 11 STRUCTURE Introduction .......................... Section 3, Page 1 Strllcture MeasureDI . Mea'ure 13 .................5-31 SYSTEMS Introduction .......................... Section 4, Page 1 Systems Measure 01- Measure 19 .. . . , , . . . . . , , , . . . , b - 43 FINISHES & FURNISHINGS Introduction .......................... Section 5, Page 1 Finishes & Furnishings Measure 01 - Measure 10 . . . . . . . . 7 25 OPERATIONS & MAINTENANCE Inlroduction . . . . . . . . . . . . . . . . . . . . . . . Section 6, Page 1 Operatior1S & Maintenance Measure 01 - Measure 02 , . . , , . 5 - 8 CASE STUDIES . . . . . . . . . . . . . . . . . . . . . . . . . Sectien 7 RESOURCES ................................ Section 8 -----------------------.- CONTENTS -----------------------------------------------------,--------------- ALAMEDA COUNTY WASTE ,The Alameda County Waste Management Authority (ACWMAJ is a pUblic MANAGEMENT AUTHORITY joint-powers agency comprised of the County of Alameda, each of the & SOURCE REDUCTION fourteen cities within the county, and two sanitary districts that also provide AND RECYCLING BOARD refuse collection services, ACWMAis governed by aBoard of Directors made up of elected officials, primarily mayors and city council members, appointed by each.member agency. Funding is derived solely from waste disposal and waste impOrt mitigation fees collected a.t theAltamont, Tri-Cities and Vasco Road landfill sites. The agency receives no general tax funds. Together with it, specialized arm-the Alameda County Source Reduction and Recycling Board·......·ACWMA bffers a wide range of programs in the areas of public educatiOn, green .building, recycled product procurement. waste reduction, market development and technical assistance. ACKNOWLEDGEMENTS Special thanks to the following building industry professionals for their c.ommitment, input and direction in developing these Guidelines. DÊ'IÊLOPMENTCÒMMITTEE Carolyn Bookhart and Marie Lee, Allied Housing. Helen Degenhardt and Susan Vutl, JSWIDegenhardt Architecture. Car) Gardeman and Michaei Noon,- Alameda County Housing and Community Development . Kevin Griffin, Bridge Housing. Larry Mayers, Michael Willis Architects. Lee Novak, AF Evans Development. Fred Pollack, Van Mater Williams Pollack Architecture. Robert Rich, San Francisco Office of Housing. Michael Rogers, Resources fOr Community Development. Eric Saijo, Okamoto SaJïe Architecture. Doug Shoemaker. Non-Profit Housing Association ADDITIONAL REVIEWERS & CONTRIBUTORS David Choy . Sean Heron. East Say Housing Organization. . Marty Keller, Jeff Dberderfer, and Betsy Powell, First Community Housing. Dennis Kim and Kirk Wallis, Segue Constructien . Marc Richmond, Austin Energy . Taylor Robinson and. Ross Schaefer, Cahill ~nMructien . Andrea Traber, Andrea Traber Architecture. California Integr~tì¡d Waste Management Board staff and Sustainable Building Technical Group members PILOT PROJECTS AND PROJECT DEVELOPMENT TEAMS Carmen Avenue, Milly Siebel, City of Livermore . M~rie Lee and CarOlyn Bookhart, Allied Housing. Steven Kedama and Lulit Taka, Kodama Diseno Bayport Apartments: Debbie Potter, City of Alamed~ . Michael Rogerdnd Brian Sali~an, Resources for Community Development .. Helen Degenhardt and Susan VUll, JSWIDegenhardt Architects Dublin Senior Affordable Housing, Julia Abdala, City of Dublin . Linda Mandolin¡ and Marian Gushiken, Eden Housing. Chris Lamen, Chris Lamen and Associates Special thanks to Global Gr¡:en for allowing t~e reprinting o.f their Case studies. DISCLAIMER The information in these Guidelines should be considered by contractors, architects and other professionals, as well as owners, in the course of designing and constructing new or modi./ied structures. They are provideda. a public service by the Alameda County Waste Management Authority and Recycling Board in an attempt to provide envirDnmental benefits and reduce costs. The Guidelines areftOt a suMtitute for exercise of sound judgment 'in particular circumstances and are notintend¢das recommendatiohsJùr particular products or processes. ..- -------------,~-----------------------'~----------~------------------- I' PftEFACE ACWMA MULTIFAMILY GR~EN 'UII.DING GUIDEl'INES April 2004 · · · · · · · · · · · · · · · , · · · · · · · · · · · · · · · · · · · · · · · · · · · -------------------'~-----------~------,~--------~------------------- PROJECT TEAM DESIGN & PRODUCTION ABOUT THE GUIDELINES --------'-----'--'~- The Alameda Coun!yy,raste Management Authority & Source Reduction and Recycling Board 777 Davis Street, Suite 100 San Leandro, CA 94577 510.614.1699 www..multifami Iygreen .or!;\' Contact: Karen Kh~a~.d Arm LUdwig KEMA·Xenergy 429 Ninth Street, Suite 220 . Oakland, CA 94607 510.891.0446 www.kemagreen.com Contact: Geef Syphers and Wes Sullens " WharsWorking 57 Acorn Lane Boulder, CO 80304 313.444.7044' Contact, David Johnston www.whatsworkihg:com Jennifer ,Roberts, Freelance writer & editor San Francisco, CA www.jenniferroberts.com 415.695.1721 C.I.r~Design Collaborative. Des¡,gn/l<jllustration www.çel.erydesign.com .. The cover of these Guidelines is printed on 100% recycled ehipboard. Thê"" binding uses copper.ç~ted, íoo% recycled steel \!o;lre. The d'~tder pages ,are printed on Fraser Qen!l!¡¡ls, 100% postconsumerr~~~çledpap~..ìhe diVi~\;r tabs are speCiaIIY~!I!¡¡ined to eliminate die-e~ttin!lWaste. The meaSUres and CaU sllldies aYe 'prlhted on Neenah Envil'Qnment PC1ÖO White, 100"", postconsurrler reqY~I~dpaper. . For mOre i~form~lÓ~;9~ these ,and other envl,ronmentally smart papers, see eel ery's Eçalogic.(:ulde taPape¡at ''!'Vi'''' .celel)ldesigniC901/paper. ~ : ~":",, "":" ,,:",,' Thése Guidelines ate de~lgnedfoilhe rri~I~lfl!lll1ily residential buildlhg' industl)l. They offer: . . ;, ":::,'."':., , . eost-1'!ffectlve suggestianslbrJ1j~imiieêMstructiò'n-related waste,éreate . healthier and more durab'e:"¡'¡~ldences, reduce operating costs far awner.· and .upport lacal manufal't"~ers and supplierS of resource-efficient' building materials. -Method. toreducdthe impacts ofbtJildiMg in~l+meda County commOnlties, inclUplng infill develap",e:nt, erefflrefficiency, indo(lr alrquallty, solid waste management, water coni;et\lation a~p,r!'1'ource conservation'. . ..... . 'The practicescontainedl.;thd$e Gulde,line. weré<~eiected for their viability in today's market and the¡r~bîlity ta promote. sustáinable buildil)g, For- profitdevelopers using thEl~Guidel,ines candiffet!!ntiate them.el~es in the marketplace whiie protectingOUrenvlronmentNf?rdable hauslngproviders cal) ,lower their operating costs while Impravlng the quality of life far resident~:' .:.... - - - - - - - - - - - - - ~"""; - ~ ~ ~ - - -' '- - --------- ~,--'~----- PREFACE: AC;WMA MUI,.TIF"~llY GRI!:EN BUilDING :GtUØELINES April 2004 .. . ---'~----------~-~-"--~-~'~-'----'~~-,-~---~~----~,~~~---~'---~----,._------- AGENCY INVOLVEMENT , Trash 2..0 tOM' GYP$Ull1 1.7 tons Metal 0.33 tons ~nerete* 1 ,:; tons . Cardboard 0.78 tons In November 2002,ACWMA asked Alameda Couniy and cities in Alameda County to nominate projects in theireommunities to take p,¡rt .in a design assistance program for affordaþle muitifamily housing projects. Three pilot projects Were ého$en to receive technical assi.tance in exchange for participating in the development of these Multifamily Green Building Guidelines. Ad~~~lopmenICOt!1mittee of multifamily developa~s and erchiteet!;, helped define the aUdience and purpose of the guidelines and, along with olher..reviewerS,þrOvided feedback on.tMtechnica.1 content. Construction and demolition debris comprise up 10_21 % of the materials dispolled in Ala.meda County landfills, The Aiameda County Waste Management Authority and Recycling Board is working in partnership with the con.trudionand b~ilding industry?" ways toreduce this waste stream. Through job site recycling, efficient use of materials, use of recycled content or highiy durable building materiais, the Multifamily Green Building Guid¡¡linesprovid~ an effective tool to d.ecrease the amount of malerial that ends up ihlandijtls. CONSTRUCTION. WASTE GENERATED FROM A 2,000 SQUARE fOOT NEW HoME The chart below iliustrates the composition and quantity of waste generated d.ur.ing the:construction 01 a typical sin:gle-farnily home. Multifamily bu.ilding ;:IrQject. diflerin size, mate,ials, andc~.trUctionmethods. but they have èòmparable impacts on the waste stream. . , Wood 6.9 tons TOTAL 12.9110"s Source.' AJßm¢a Cõunfy:Waste Man~ment Authority Caie Study Df r::itstion Homes U 999). "'Concrete fI/llJ~ jnçl~, 'w¡jJ.site geneQited Ó)I ,~idp.w(ilk {X)ur, ,'':', " PREFACE ---~--------~---------------------------"-------'-------~------------- ACWMA MULTIFAMilY GREEN BUILDING GUIÐE.LlNES April 2()(J4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ,. · · · · · · · · · · · · · -------------------------- -------------- .----------------------- MULTIFAMILY GREEN BUILDINGS: THE BIG PICTURE Does green red Ily matte(ì COl11mon room!::, such A~. this huilrlinB at MlIr'Ptw K;:11)Ch in San Jose. are an intewal pi:!rt oj rnultitmrlily livirl~. Creating green multifamily housing i5n't aboulaltruism. It isn't about doing good or feeling groovy. And it isn't about adding a few bells and whistles to a proposal so that it will pass muster with funders, community le.;¡ders or buildin? officials. Green building is about improving our design and construction pr<3ctices so that the'multifamily homes we build today will last longer, cost less to operate, and won't harm the health of workers and residents. It is also about protecting natural resources and improving the built environment 50 that ecosystems, people, enterpri5e5 and communities can thrive and prospe'r, Green building represents a paradigm shift-a crucial change in the way we understand, design and build housing in loday's world. It doesn't happen by accident-it requires thorough planning, thoughtful design and quality construction. With the budget and time pressures we're <311 under today, is it really worth the extra elfort' We lhink it is. Green housing is good for people, good for Bay Area communities, and good for the natural environment. Better buildings, it turns out. arc also better for business. Developers, designers and other building professionals who follow "building a5 usual" practices may find themselves at a competitive disadvantage as regulatory and market forces shift the industry toward built environments that are healthier, more resource efficierlt and les.s polluting. WrlO should use Hwsu Guidelines? Multiti.unily gr~8rl bUI¡JlI)g~ can blûnd harmoniot,LSly with corltemporiJry uU~I~n. ft1û NUf!va Vi::;t¡¡ project in Santa Cruz Cre¡¡l8~ invitingspacf!5-in5ide and out. . ACWMA's MUltifamily Green Building Guidelines were developed to bring lechnical expertise to Alameda County developers, architects, builders and building managers. The Guidelines are the result· of collaboratien among developers, architects, builders, building officials, green building experts, and staff of the Alarneda County Waste Management Authority and Recycling Board. The expertise of these diverse 5takeholders is reflected through a focus on practices and approaches that are most relevant to affordable and market..rate rTlultifamilyhousing in Alameda County. The measures in these Guidelines range frorn basic, commonsense recommendations such as designing entryways sO that fewer contaminants are tracked in on people's shoes, to installing sophi5tic<3ted renewable energy generation systerns on site. No matter where you are on the green building spectrum-from novice to expert you will find resources, design ideas, product information. case studies and real-world advice that you can put to use today. If you or your organization has not yet embraced green building, these Multif¡:,¡mily Green Building Guidelines-as well as many other resources offered by ACWMA will provide you with a solid foundation ,for getting started. You will find many of the meaSures 10 be quite easy to incorporate into projects immediately. Other measures that require more effort can be added to your praotice as you gain experience and build .upport for green design within your organization. II you are experienced with developing high-quality multifamily housing, some of the approaches and products recommended here may already be part of your daily practice. In that case, these Guidelines will help you employ more advanced green-building 5trategies that will reinforce your organizatiof1's leadership position. Z ---I :::0 o o c o ---I o Z - - - - - - - - - - - - -. -. - .- ..---------------------- -----------------_..'------- PAGE 1 ACWMA MULTIFAMILY GREEN BUILDING G,UUJELlNES April 2001\ INTROOUCTION Z ---I :::D o o c o ---I o Z ------------------------------------------------------------- These Guidelines Ci:H1 be used in different ways depending on your role in the mUltifamily housing development process. Here are some conSiderations: » Policymakers. Read the introduction to each section for an overview of green building for multifamily housing. Then read througll tile measures in tt1e Planning & Design section. These are particularly relevant because they includ~ policy rec:ommendatiQr1s you Càrl adopt b~fore a project is even proposed. » Developers. Use these Guidelines as a way Lo organize your tean~'s approach to green building; the Guidelines will help provide your' team witll a common language for discussing alternative design. Heference the Guidelines in your RFQs and RFPs for architects, and use it as a discussion guide throughout design. The table on page 7 provides a useful timeline for when to focus on particular design strategies. Property managers should read the Operations & Mainten1:H1ce section carefully for ìdeas on minimizing operating costs, . Architects. Treat these Guidelines as both an Idea book and a reference manual. When beginning a new project, ~çan the list of measures in the Green Building Timetable on page 6 for ideas that might be appropriate for your project. Within eacll measure, use the graphic guides and tile Description and Benefits information to help spark the crealive process. Although there are many more strategies for promoting healthy, efficient and ecological construction than are covered by these Guidelines, we have included enough material to prQvide a solid starting point. Once the project is underway, use this as a reference book. He technical advice in eact1 measure's Design Details, along with the Resources, should significantly 'educe the time you need tQ spend evaluating materiais, equipment and strategies. Be Sure to visit www.multifamilygreen.org to access the green building Materials Database of manufacturers <Jnd suppliers for many green products and materials. Check the website periodically for the latest ver$ion, sirH;e the list changes freqlJently. Contractors. Use the Guidelines to familiarize yourself with general green building 5trategìC5 and as a reference manual to reduce the tìme you spend on researching product availability and cost. Start by reading the full write-up for each measure used in your project. When estimating costs, reread the Costs section in each measure. Use the addit,ional resource list at www.rnultifarnilygreen.org to find products and suppliers. What IS green building? Green building is a whole-systems approach to the d~sign, construction and operation õf buildings-from the early stages of development througll the final finishes. This approach benefits building Industry professionals. residents and communities by improving construction quality, increasing building longevity, red~Jcing utility <3nd maintenançe tosts, and enhancing comfort and livability. Tl1ere'g nothing mysterious about green building-·-il's r.olly just applied com· monsense. To move forward with greening your construction project, it is helpfui to think of green building as the convergence of three fundamental objectives, 1. Conserve natural reSQurces 2. Increase energy efficiency 3. Improve indoor air qu.al ity PN3E2 ---------------------- INTRODUCTION ACW'MA MULTIFAMilY GIH:EN BUILDING GUIDELINES April ;.o(J()4 . .. .. .. - - - - - - - - - - - · · · · · · · · · · · · · · · · · · · · · · -- z 11-1 ::::0 ~ ~ ~ ~ · · · · · · · · · · · · · · --------------------------- -------------------- - - - - -- .-- , NATURAL RESOURCES CONSERVATION Conventional building construction and operation needlessly consume large quantities of wood, water, metal, fuel and other natural resources. Wood, for example, is one of the most common building materials, but it is often used wastefully. Fortunately, advanced framing techniques have been developed that can substantially reduce lumber requirements_ And using engineered lumber and wood products certified by the rarest Stewardship Council can help protect old-growth forests. In fact, there are a great variety of effective building strategies that conserve n¡:¡tural resources, as well as providing benefits such as cost savings. One approach is to avoid using unnecessary materials, slJch as by allowing structural elements like concrete floors to $erve as finish materials. Other strategies include using durable products to reduce w~ste and specifying recycled-content products that reuse natural resources. ENERGY EFFICIENCY Energy efficiency is the çomerstone of any green building project. Improving energy efficiency and using renew~ble energy sources are effective ways to reduce the potential of energy supply interruptions, improve air Quality and reduce the impacts of global warming. Improving energy efficiency also makes economic sense for building owners and residents; an energy-effiçient building saves money by reducing utility bills year after year. INDOOR AIR QUALITY Poor indoor air quality is often caused by mold and mildew that build up as a result of moisture infiltration or poorly designed and maintained heating and cooling sys.Lems. Dust! another major source of indoor air pollution, can be reduced hy using track-off floor mats at entryways, and by using easily cleanable flooring materii¡3ls such as natural linoleum, wood or wood alternatives, or concrete. Another common source of indoor air pOllution i. the offgassing of chemicals found in many building materials. Pressed- wood products such as partideboard and plywood paneling, for example, are typically held together by adhesives that reiease formaldehyde---a probable human carcinogen....".into the home for years after installation, Many paints, floor finishes, adhesives and sealants also emit unhealthy volatile organic compounds (VOCs). Fortunately, the building products industry is responding to these indoor air pollution problems by developing ,afer products. ",eluding altem.tive glues in pressed-wood products, and low-VOC paint, finish and adhesìve products. F·' ')1 , n" int"ur''j'1'(1 des!,}.·,.).!ì WI .~.,.·,.)..r0..f.'. n l.)l..Iìk.JiIH..·.,:..,i \~, ~,., ., ¡ ..I....,::) L t '_.1 ,.~ . ., \. roo etten, design .nd building disciplines remain highly fragmented: developers and funders select (or are given) a site; architects design the huilding; mechanical and electrical engineer> design HVAC and lighting; . and so on. It is rare, for instance, to involve thÐ mechanical engineer in architectural dccìsions, even though those decisions might signifiçantly affect equipment costs and energy use. -----------------------. ---------------.- ...-.------------. ACWMA MULTIFAMilY GREEN BUILDING GUIDEL.INES ^pr'il ;.'()1)4 INTRODUCTION ------ Z ---I ::::0 o o c o ---I o Z l'A(.,r 3 - - - - - - - - - - - - - - . Z ---I :::0 o o c o ---I o Z - - - -. - - . - - - - - - - - - - - - - - - - - - - - - - . To minimize the cost and maximize the benefits of green building, use an integrated desigrl process that invnlves people who represent these perspectives, .,., Owner ., Occupant (may be represented by an experienced property manager) , Architect » Mechanical/electrical/plumbing engineers , Civil engineer/landscape architect . Builder/contractor .,., Maintenance/operations personnel Integrated design aims to connect as many members of a project team as possible. Introduce integration early. Hold meetings early with all the major stakeholders. Tour the Site. OiSCU5S green strategies carlyon and use them to identify the level of green desired for this particular project. Set clear goals from the beginning. Whatever the goal5 are· ...reducing fir5t costs, for example, or providing healthy interiors-,every team member must be aware of the goals and committed to achieving them. Integrating the design process allows for creative solutions to complex problem5·. Questions c:¡;¡n be rai5ed and 1:Inswered openly through a charrette or team meeting. New tecllnologies or practices are explored (IS (I group, a¡¡oWing enthusiasm, skepticism and solutions to surface at the same time, Misconceptions can be cleared uP. and changes to standard praclice can be highlighted as a learning experience. It's no coincidence that buildings designed this way are better buildings. Strategies like pas~ive solar heating take time and care to design, but·can significantly reduce heating needs, improve comfort, and, except in extreme cases, eliminate the need for air conditioning. How integrated (jesign can reduce costs While the health and environmental benefits of gr_ building are well established, many people still assume that green building C05ts more. Rut taking an integrated approach to design can actually reduce construction and operating cests. At a certain critical point, it's possible to achieve significant cost savings compared to standard practice if integrated design is used. A contractor, for example, can be engaged early in design to help steer the design away from expensive solutions and toward cost-effective ones. The options available during schematic design can easity include strategies such a5 simplifying a building's wall structure by changing the wall articulation to ailat wall with bolted-on overhangs and thick trim. Such a cllange can often save money and a lot of wood, but would be costty to do once construction documents were underway. Just as the contractor can help the design team find cost-effective green solutions, so can tt1e other team members. The rnect1anical engineer may be a,ble to recpmm~nd increasing the exterior wall thìckncss to accommodate more insulation, which could result in reducing the size and cost of the heating system. If the developer is cQncerned with achieving HUD noise ratings and is part of this conversation, she may ask the engineer whether using special sound· rated windows will also help reduce cooling needs. PAGC4 ----------------- INTRODUCTION ACWMA. MULTIFAMILY GRE£.N BUILDING G,UIDELlNE5 A¡")rll ;J()(J4 ----.---------- · · · - · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ----------------- . - -- - - - - - - - - - - - - - - - - - - - - - - - .---------- These collaborative disclJ~siong are powerful, but the range of cost-effective solutions narrows as the design progresses. Consider daylighting, for example. During schematic design, daylighting can be achieved by moving the glazing to the north and south walls and correspondingly adjusting the interior spaces. The cost of this change is close to zere. If daylighting goals aren't raised until thedesign development phase, it may be possible to provide daylighting by changing the heights ef windows and the depth of roof eaves, for a moderate cost increase. But jf daylighting goals aren't raised ~Jntil the construction document phase, daylighting might have to be achieved by selecting high- end glazing and installing light shelves, for a considerable cost increase. For every recornrnendation in these Guidelines, we have carefully weighed the measure's cost against its benefits to justify its inclusion. While not all measure5 will be applicable to your project. we feel that the measures included are relevant and reasonable for multifamily developments built teday. Some of 1he recommended measlIrcs do cost more initially, but this additional cost needs to be evaluated in the context of the longer-term benefits provided, utility cost savings, better indoor air quality for residents, healthier jobsites for workers, and longer building life. When çonsidering green building measures, it ,is very important ta balance upfront design, product and construction costs with these other 5ignificant benefits (this process of evaluating the long.term costs of design decisions is often referred to as "Iifecycle cost analysis"), Funding allordable heusing involves unique challenges and oppertunities, particularly if the design includes green building measures that may cost more upfront but provide long-term benefits. For good information about funding affordable, green multifamily buildings in the San Francisco Bay Area, refer to Tl1e Materials H,'ndbaak, GuidelÙ,es for Affordable Sustainable Housing, published by the San Francisco Mayor's Ollice of Housing and Asian Neighborhood Design (avai lable from www,andnetorg). Green building can be seen as pushing the design and construction industry to do things that may be new, such as integrating the de5ign process. New practices sometime5 (;O$t money. But green buildings are more than just buildings. They are the end result of a collaboration between people on alllevel5 of design and construction who are committed to improving on yesterday's practices. Takin[; incrernerltal steps toward building green Green dC5ign çomes in many shades. Many projects are jjlight green": they include a handful of fairly conventional but effective strategies, such as energy-efficient lighting or high-elliciency heating. Other projects are "medium green"··- they've taken bigger strides toward including high-performance attributes such as advanced frarnir1g or cool roots, And then there are cutting-edge green projects that fully emhrace integrated design. and may even h¡¡:¡ve advanced features such as buildìng-integr(.lted photovoltaics. If you aren't abie to take an integrated approacl1 to design on your current project, you can still take steps toward creating a healthier and more energy- and reSOlJrce-efficierlt building. Inside these Guidelines you'il find rrlany strategies that are easy to implement and add virtually no cost, such as low-VOC paints, sealants and adhesive5, recycled-content carpet, and water- ellicient fixtures. Your project may not be labeled "green," buf you can still include many of these simpler measures. A5 your team's experience with green building grows, you'll likely find yourselves scaling up to ever healthier and more effective design and con5trLJchon practices. ------------------ .--------------------. .----------------. ACWMA MUL.TIFAMIL.Y G~EEN BUILDING GUIDELINES Apl1l AJ(J4 INTRODUCTION Z ---I ;0 o o c o ---I o Z I'^CH 5 ------------------.-------------------------------------------------- Z ---I ::::0 o o c o ---I o Z · . . I , I 1 I . , ~ ...1.....__.._._..._. L-__... ...L__._..__...__...1.....__.__...___...L.. ....._--~_:¿;;::~: : : : : : .. I , I I . . -"--"-'-'-'-..'. .~..__._........_~.._. ..-y----..--...---,-.--...-....-. .... :.,:::::¢\:::: : : : : .___..___.I._~..~~....:~.._.._____..."'.L__._ .. . ... .L__._.._._......1._..___.__.._..J_..._ ;;: : ~'~¡ ! : : : ;:~~;--l :~.i ¡ -.-.-..~~-~.r-.....- ...~..---_..~-...- :v.:. .1 ....~..:.......) ":.: y.' . . ::.._..:._---1..~~l_.__ I _L-._..__"'_._L..._.__.______ ." I , I I . . V : .~: : : : : ...... ._..__... ...m n~"._._.,+,__... ._+._..._...._.._.._+..:-.....-...:...-.......+--... ... ..1- ._"'.~ I I . ."/': " I I : : : :-r::::..:.x: : : ,::1 I I , " . < ': ./: ~:::.. '~1:> : ::..1: f I " I Î '.f : 0: ::Ÿ: : : , , . I . I I I I I . r :. .~.........: : : : : ._._....i..._..._...~._,.:..;a .. ...1.... ...~_ ..1... I ¡I. . I : :...r: : : : -··--·---..-··T------t--------'-t--·-~----·r---·---"'f···-·_-·"T·- : : :..¡ ,,: : : ..____._.____.._..."'__....____ __.._...__.._L.__.L__.-----L___...~.'_.:l.....-._.____1.._ .. ____.._"'..l I . I . I : : :;(.: : : I'· 1 I I 1 I : : : .,(:.: : ¡ ~ · .j'"............. ."'. '.'. , ".... ../. . . I · V. I ,". ¡ . . . ._________ _____~....:....:.......:L~."__'__.......___. Green bUllcilllg tirnetable PLANNING & DESIGN OllJ1fillsites ---.-----.... 02 Mixed~use developmeflts .------....-.. .---.-..--.... 03 Building placement and orientation .---.-- ..........-..----.. .... ...... -"'. 04 Design for walking and bicycling -.--.--...-.-...------ 05 Social gathering places .....-..--.-----------.--.-.-...--... 06 De.ign for ..fely ----...-------.-.-.--.---.. 07 Vandalism deterrence & management __.____n__ 08 Landscaping ------...---..---..-"'. 09 Cool site ....-...-..-.-.....- 10 Stormwater managi!:ment -"'.....-.......-.----..-.-..---....-...-...----..-...-... 11 ENERGY STAR~---certified homes -..-.-...---.-...------.-...--.---..--..--"'..- 12 Moi5ture shedding & mold avoidance ......-..-...--.-----.-...- 13 Recycling collection -...-.....-.....-.----.-...-.-... 14 Recycled products ------.--..-..-.- 15 Adaptable buildings SITEWORK 01 C&D wa$te management 02 Efficient use of construction materials 03 Construction IAQ management The table belQw allow~ YOlJ tQ quickly scan all the measures in these Guidelines to get a feel for when ead measure becemes a prinrity dUflng tl1e development process. During the initial community planning phase, tor ex.ample, critical deçision5 arise SLJch as whether to choose an infill site Or develop the project for mixed uses. But other measures, such as specifying high-performance windows or ENERGY STAR" appliances, can be decided later, during design development. Use this table as a general tool tor planning purposes, and refer to it as your projects progress. ............ ... / / / /t" / / , " , , , , , , , J J J »j I I 1::- I .}#; ; ="", , ~ ' -...;- ; ;:), , ~ ¡¡, J c.:i J !!; , N J J ~ ~/ /¡;;/~':¡/<r/ /~ ~ J .... J .JiI ' o~ J ð J ~ '.~ ::!of J "'" J ""oJ J ...., J J;:!iO J :'Y~ ,:¡.,.'9. I if I ':-01 ; 'IV , § I ,,-S I ~J.J "'. , if J ~, , ..,....,., E.o.~ =--- J ~ J ø J J J.~' ~_ .;:. J J J ~ J J J ~ J ¿;g"... ¡ / ~ " tf " $' / tr " ~ " ~a ~ / ~ / ~ / ¡¡; / ~ / ;:0 / ~¿¡ {; / q / {; / ~ / &' / {; /.,fl\t ; I I J J I ...... . ,¡ .¡ ~'_"~_"M ,"."."~"",",""-"",," , , , .----. , , , , , I . . . .--r-----,-------r--.------- I . . . I . . . L ...._..L-..."'._ .1....__.._.._1... ¢: , -.--.-, · · · , .------,_.._-- : ./ : · ., · , · , · , r----- , , ¢ ¢ ¢ ¢.¢ _........_......L._.___ .. ...-.....---.....--- ..--- ---....- 04 Hazardous materials. & wastè PAGE 6 - - - - - - - - - - - - INTRODUCTION ---------------------------------------------------- ACWMA MULTIFAMilY GREEN BUIL,I;)ING GUIDEI.INES April ;~or)4 · · · .. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -------------------------------------- .--------------.----------.- STRUCTURE 01 Recycled aggregate -.-----.-- 02 High-volumE! fly.ash ili (:C)"'II:ri:!t!:! ...........-- 03 FSC-<ertl~ed wood ---.-......."'.-.....----...---.---.--". 04 Engineered lumber 05 Adv~liçed framing de!i:ign ........--..-...-..........- 06 Steel framing ...........--- 07 Structur~1 insulated panels ---- 08 Raised heel tru5se5 -------.-..--... 09 Insulation 10 Durable siding materials 11 Durable roofing options 12 Cool roof ----- ..............--.---.. 13 High-performance windows SYSTEMS 01 Pas.~iveo solar he>ating 02 Thermal mass flooring 03 ~Igh-efficlen<y hea'õng ......--.......----...--...........-- 04 Radiant hydroni¡; space heating ...........-...-..--.--.,.,--.,.,."'-,..,.,.- 05 Solar water heating ---.,-.---------..,-,..,.,.--.,.-.,.- 06 HIgh-l:!ffle;ll:!ne;y wab~r heating 07 Avoid air conditioning 08 HIgh-effie;iêncy AC with advanced refrigerant 09 Duct éffêe;tlv@ness 10 Advane;ed ventilation practices 11 Garage ventilation .---------.---.,.--..-,.--.-- 12 Daylighling .----.--............-"'-,. 13 High-efficiency lighting ...... ... ,/ / /!!:? / / .I .I , ~ j i / /Þ-.../§/ / /,t"/Ç;/ß/ /& 'I:l' /Ø/¿j.Ji,'<r,' /P q," " 1! " Q / ...., / ~ / ~ /.:5':'~ À i ;::: , ~ i !if~ .I q .I ...... ' ~r.,; ,."". , ~ .I ;:\1"' ; ~ i ..... i ~~ ~ , ~ ' .::) , <:) 1.# '.# i $~ / .:J ;' .~ ,'..:.. ,':Q:" " ~ / O".S: , Q, .I 1:1 I ø ' tf ' tf .I A:.of.¡' / i:;t / _è! / 17 " š " & / bcÝ " i3' / v / Q". / cY / v / -Q,-I\t , ; ; ; , , ... , , , -.n·T , · · · · · .., · · · · · · · · · · ........¡ · · ----'---.-,.-.,.- , , "II"IV : :. ~I,!t: ' I I ,:)1 "~'; II:~' : : ;~:T':}:~!:,:: T ......-----roO . \,,,,,,",,:,,,,. : : :'; ;"::~;:::J::Vi~ I ._......I_.,.._.,.____~ ¡ I : '::.'.',:,'i'::""::"::""~'~;: : : I·;,·'~'::i:,:~:t':, 1 r f . .>,;,; »:::;;:¡ -----:--..,-,.-,. I J ,;'1If<\~~ 1 : ·--f :::':/::::<,::::::~ : : I V"~·':~ : : -i:';,{::;~t:::'''..:'::'·'~:'·:j:1 ¡ 1 . '~':\¥" ',',,1 I ¡ -J.:: J.¡~~t1¡r- , ""'''iV', : ___Jf;,:f:[~.:,,:,;',:~;.!L____ 1 ':~:,,;ki~dV ,,1 : _., t.;::¡¡:i::i:f",~,._}~ T ----( r:':"'~~":" ' " . : n¡l~:~~/ .: 1 .. _..t:~;::¡i~i!",::"""",. L..- : ~t.~.,:šiv.'!~:: ,; :.: >:>¡ 1 ''.~I¡,~J[:;_.,__-,--- , , , ..... · · ., · · · ·-·'·--r'" · · __L.n · · · ii,illllif'l r ¡¡Æ~¡i\;;è······..·· Ill. --, : t··'¡"J·',Ll !~~II; [ ¡- : -----: .I~"I I . I--r- 'L :~ : ~I ,:Lt?'I 1 : I I i~": I 1 --....:- ""'\1j\,TV'jl¡:¡;¡¡i'i"! : ::::"'::,:::":::'::':':, """~::~_ , F::>~t~~!~~l~fÚ~i{~ ;"..·..·.\.;.'~.A?:'¡III'I·lil'II·'11111'11'1 : : ~,~HI!~:""~::';:~"I::IIII 'I I I " ",I j""-. >..:,.), '1" I:.;:"::.'II:,~,~,,",,~-.:r··"'-'f 1 j I,:,'" ;;~;;:':,:~>' , 'T~~;" 1 ~,,_"'_,_ 1 ~<>~~::, ~~\~H ~ '. , , , ,. , , ·-·~i;i;:)i¡:;ïItT"'iiï'·· ~i:;!'!!d.,,: 1::¡iil;I':~" " 1""",h',,,,,,,,.I , , ACWMA MULTlFA.MILY GREEN BUIU>ING GUIDELINES ^pri12004 ----------------------------------- '" .--------------------- INTRODUCTION ~! · · · _.---.-- · · . · · · -......,_. · · -.---._!._--,. , , , , , , , , , , ··---""1 , , ......_,._,.,,1,.,. , , , ,. , , , , , , , , , ., , , , , , , , , , , -" , , , -T·· , , _____......1.....-_.,. Z ---I :::0 o o c o ---I o Z ¡'AGE 7 --------------------------------------- Z ---I :::0 o o c o -1 o Z (SYSTEMS, continued) 14 Light pollution reduction -.----...-"'-..--- 15 Onsae electricity generation. -----.-..--...--... ......_"'........._"'. 16 Elevators -------...--.--- ..-..-..-.-.-..- ............-- 17 ENERGY STAR" appliances ------.-..-..- ... -."'. 18 Central laundry 19 Water-efficient fixtures ._,........_n____.._. FINISHES & FURNISHINGS 01 Enlryways .....-....-...-.......-.-.--..-.- 02 Interior paint ----- 03 Adhesives and sealants ..--...--... 04 Metal coatings ---.....- 05 Carpeting ----..-..-.. 06 Natural linoleum ...-.--...--.-... 07 Wood flooring alternatives --.--... 08 Reclaimed materials --..----... 09 Cabinets, counters & trim --.....-...-.......-... 10 Furniture and outdoor play structures OPERATIONS & MAINTENANCE 01 Training and manual$ 02 Educational .I¡nage & lours PACE 8 -------------..-. INTRODUCTION ..--...--..- ........-. - - - - - ............. I , ! ! .If." , , , , , , , ! , , , , , / ! ! A.. I.~! I , /~/~/S,' ,'~ I f ø ' !.ii '#' , ~ ~' /¿;;/i't/ " /~ J,'J!T'~'&'~'~'~ A / $ / ~ / P / ~ / R / ~t; ". " ~ " ~'t( " !Ñ " ~ " ~ / 0 ~ ~ ' ~ ' ~ ' <:> , .:; ,~ '.rt~... ;:¡ " 1:1.""' " I.i; " ~ " Rj " f::: " v,~ $ " ~ " ,# " ,f " ; " P " $§i lJ " i;'- " ¿:; " & " è:j " ¿¡ " ¢'~ , , , I , ; , , , .....-.-----, , , ..-----L... , , , ~ , , _._-----L '"''':J4J;~~J~ill~t. ~,,~J~;::~ ,~..<¡.;,.,~I~:·:t , , <..'.". I I I ""'-·-"··~c--·c-~---·-··-I----··--......-·----· ~\':',:o., I I ~" I I , , ----.----.-. I , , , , ______......L.....-.__._...1____ , , , , , , , , , , , , ...----.--- , :____.1\ i:·jl~:~: ~I' :'"~ ,::~. q~~1 'Ù<) I' ,I ·,.~"tt , , , , , , , , , _.._-----1--...... , , , , , , , , , ·r--·'· . I ......-...----,- , , , , , , . ...... ...1..____.. .. I .----L , , , , , , , , , . . . , , , , , , .._..1..__. ._...L_.__._-----1_._._..__ , , , , , , , , , .....-..+-.........-...-----t-- , , , , , , , , , ......··T--·-·· "r , , , , , , , ...--.--¡-.-..-...- , , , , , ."1'.'-. , , ....1..._ , , , , , 1_._..__ , , , .......-- , , .' , , , , , , , ----L._.....L....-. ACWMA MULTIFAMllV GRE:EN BUILDING GUIDE:LlNe:s Ar1fl1200t! · · · .. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ------------------------------------ --------------------------. I nsicie the G uicJel i ncs The ACWMA Multifamily Green Building Guidelines consist of more than 60 recommended mea5ures grouped into six sections. Each section begins with an overview that provides context for the meaSures within that section. The sections are briefly described here, Planning & Design. Includes recommendations on site selection, building orientation, mixed-use development, site design that promote5 50cial interaction and physical activity, landscaping strategies. storm water management, building adaptability and recycling. Sitework. Includes recommendations on managing the construction process to minimize disruption to tile site, protect worker health, U5e construction materials efficiently and reduce waste. Structure. Addresses the building's stnJcture and envelope, including concrete, framing, roofing and siding materials, insulation ~nd window$.. Systems. Covers five categories of huildirlg systems, heating, ventilation and air conditIOning; daylighting and electric lighting; appliances; onsile energy generation; and plumbing lixlures and systems. Finishes & Furnishings. Addresses healthy, environmentally preferable finishE5 and furnishings, including adhesive5. sealants. paints and metal coatings, flooring options including entryway design, ca'rpet, linoleum and alternatives to wood flooring; reclaimed materialsi cabinets, COIJnters and trim; and furniture. Operations & Maintenance. Covers O&M pr"clices including maintenance manuals and training for residents and building staff, and education<:ll signage and tours. MûaslIrenumber Me:;¡~,urp. titl~ SlJmmaryof ¡eCümrnúnctation reorlp. who n~~ri tQ ray pi:lrliculm <.1LLellllüll Lu thi~. mp.a!;ure Con:>truction Specification In~titlJteTs (CSI) Division or S!J~(;ili(;ation numbù¡ I..........~ O'!.J GREEN aUllDlNG MEASURES While separating green building strategies into individual mea~lJreS m<:lY give the impression that they can be used in isolation, in reality each measure is closely ìntcgF.3ted with many other design strategies. To encourage teams to work across disciplines and embrace an integrated design approach, each measure contains many cross-references to related mea~IJr~S. For example, the Daylighting measure (Systems, Measure 12) refers to Planning & Design, Measure 03-BlIilding PI.cement and Orienlation. The individual measures are presented with a consistent layout 50 you can scan them for relevant information. Each measure begins with an "at-a-glance" graphic, as shown in the example below. " Ik;!lthIICQ This rnea~url;!'~ prinl.;ipall)úndlt~; Health/lEQ: Reduces indoor pOllutant:;, pro~notes bettt;!r indoorenvironmenti.J1 qUijlily. anWo( provides OI)portul1itit;!!; for improved public tI8~IH1. Slte1Community: Protect!; l.;Inri, w¡¡tp.r ¡¡nri ¡¡ir on and near site trom pülluliurl (Jf OtlìN crlvirúnmental damage, uses m(Jni~ipCJI infra~tructure more ¡dlicir.mlly by r'CClevelop¡n~ huilding or ~ite, and/or proviJe~ Irrlpor1i1r)t aM l1eM~ri am~l1itie:; for the surroundingcolIHllunily. Energy EfficIency: Reduces building energy consurrlptiorl. Water Efficiem:;y: Rúduce~~ water lIse in buildin¡;: .;Inn/or on !;itp.. DESIGN FOR WALKING AND BICYCLING Design Dc"chJþltlents for' Safe:. Plci'lsi'lnt Walkh-.g al"d aiçyçling WHO KEY BENEFITS 1)~v~lnf1~rIPM ;',11';1 .,¡ rl!li~vrll~klOr V A!cl)ite<:1 I-\llll(!.,r ',,':il:.,'r, :'~ Ii k : III" , 'I. ~,,' i " ., ~ " (: ~ " ; II" 1111' I, ; , ,,~'',y I:, II " ,'" 'I ':\:;'0';"'1'''1,'',1.:'1'1,''1 ';;1', 1'1:,'"""1'· ..j O&M ,¡ Resldent!;;atlstac:M,) ;,r'H'h'I;'. ",Ii'!'! 02870:Sitt!€lI)dStrt!etFlIrI1ISI1Inr.s --------------------. Material Efficiency: Heclljce~., r~lJ~e~ and/or recycles fT1<!leri<.1b that rnip,ht havE! Qth~rwi!;p. ended up irl I<H1Llfill~. rMutes materials 11E!t;!ot;!o tQ con~trud or opE!rClh.J U18 builLlirlg, ,1M/or uses matt;!ri¡¡l!; pmdlJcp.d in a Wi:JY that rniT1imize~ IJfIVirllrHnúntal damage. O&M: Increases bllilrling's durability, and/or reduC8~ oper..Hinp, and 111."Iintenr.lI1c~ expenses. Reosldeont SatlsfactiDn: Saves re~ident~ lI1unr.:y. <.1nu/ot' iml)rOve~. resident!::' quality Qf lifp.. ENERGY STAR!!>: Help~ Clclliú\¡c ENLRGY srAI~l7>for Homes certification. Z ---I :::0 o o c () -- o z ACWMA MULTIfAMILY GREEN BUILDING GUIDELINES April XKM -----------~-----------_._. INTRODUCTION ._,--------- PAGE 9 Z ---I :::0 o o c o ---I o Z .---.---..- ------------------------------------- " Fallowing the "at-a-glönce" graphic, eacH measure includes the following information: Recommendation. A brief statement summarizing the recommended action or actions. Description_ An overview Of the relevant design and construction issues, providing context for the Recommendation. Benefits. Summary of the range of p05sible b~nefits the mea5lJre offers, including cost s.avings for developers, owners and residents; waste reduction; energy and resource conservation; community benefits¡ environmental protection; indoor air quality improvements; and much more. Application. Types of projects where the Recommendation is most relevant. Design Details. Special design and construction details to consider wl1en implementing the Recommendation. Code Considerations. Relevant local, <late Or federal code issues that may apply, above and beyond standard code consideratIOns. Considerations fOf Residents. Effect of the measure On residents, including benefits and special ìnformation the residents should know. Cost and Cost Effective~ess. In some cases, specific cost information Îs provìded. In other cases, relative costs or lifecycle cost information is given.. mmm_ EDlœ The symbols * and $ are used as rough indicators of each rneasure'g relative benefits and costs. * or $ equals low benefit or cost, ** or $$ equals medium benefit or cost, and *** or $$$ equals high benefit or cost, l'I1e cost reflects the anticipated increase over standard practice. These actual costs may vary considerably among projects and will depend on availability of materials. Resources. Additional websites, agencies, industry organizations or publications to consult for more information about this particuläf green b u i Id i ng strategy (/o( $pccific products ¿jod mflteria!s, see below), GREEN BUILDING MATERIALS DATABASE ACWMA maintains an online datab<35e of green building products and materials available locally and suitable fer multifamily buildings. The database, which is searchable by product category, product name and measure number, is available at www.multitamilygreen.org. / UPDATES TO THE GUIDELINES ACWMA intends to update these Guidelines periudie.lly te ensure that they refleclthe latest and best practices. For information or to offer suggestions for updates, please visit www.multifamilygreen.org. or call (5] OJ 614 ·1699 and ask for Karen Kho or Ann LUdwig. PAGE 10 ------------ ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April 2004 - - - - - - - - - - - - - - - - - - - - - - - - - - INTRODUCTION · · · · · · · · · · · · · · · · · · · · · · · i. · · · · · · · · · · · · .. · · · · · · --------------. ----------------------------------------------------- LJ I » z z ¿ G") )(>Q o [Tl (f) C) '-C:> L BENEFITS MEASURE . ------.- Ollnfill sites .--.....--.-. 02 M ¡xed-use developments ---_."'"-,,. 03 BuÎlding placement & orientation 04 Design for walking & bicycling 05 Social gathering plae;f!!i 06 Design for safety 07 Vandalism deœrrence & manalement 08 Landscaping 09 Cool site 10 StQrmwater management --.-.----.---.-...... 11 ENERGY STARoII--certîfied homes _._---"...",,-,,-,,_. 12 Moisture $hedding & mold avoidance ~3 Recycling collection 14 Rec.yc:led products 15 Adaptable buildings This table lists the Guidelines' Planning & De,ign measure., and shows the primary benefits of each. Many of the measures in this section provide broad-based social and environmental benefits that go well beyond improving an individual building's performance. For example, people who live in mixed-use developments (Planning & Design.. Measure 02) rather than conventional suburban develDpment$ are more likely to get physical exercise by walking to nearby shops and neighborhood serVices. , j , , , , I //!'¢. // R // b ;,/!,'/ //",'/ ~ I?'.#,'~/~I " ,','t, I <:i , ¡J,J , .~ , 11:::- , ,...., ø ,lIS " ¡fj- / # ./ I.i; / ./ ./..J...~;' $/ /I/~/'¡/ '//.&/ I' , '-Æ '.¡~ , !Ji! ,. ,@, /~":i'./ /iI"/ /¿Y-/ ./1~;' I j , , I , I -..., , -( (_. ( -+- ·+·---·-/·-4· .............1 .¡ 1 v"": : :./ :./ I : 1 f"'--: +.- ~ -.t--.-.----: .¡ : ,¡: : :./ ¡ :,1: : -'-"-'1" f"-""--- . ~ .-t-----..----¡----..----r--.---t.- I I I . I I I I I ./ I "..... . .,.... I I V" I "..... I I I . I I I .. n..__. ..-..-"--.----.--¡". .. -".---. I ~ : ~: : : ~ ~: --.------1-.---- -.+"'-"".-",,-....... I . I I I' , v' I ./ I I , .,/"r , I I I I I --...'-,-'-.. ....-----r-----y.. -.. 1"'. I ".....: : : : .,/"r : .. _..___._._".a._."___,,_..~._._.._,,,...J ~ I . . I ..r . "r I I ........ . I I . I . .-.- "-·"··-·-·-·-1----.--- .. ... . -...- . : "r : ~ : ,I : ..r ~ : ._._...._,,__.._,,---L_...__..L_---1 ._.l..,,_ . .. I I : ~ : ~ :..r :..r : ...------;"'. 1'-""- t 'I : if : .¡ ,¡:: I I l I ..._.....a . I I I ~ : ..r ..r ~; ~ : ~ : . . , ~ : ./: : I , ..1 I I , ~ : .¡': : ·..·1 ...._.-1-___,,"'1 , , , , , , , , , ---"'1"". -,-_.---. ,I : ./: : __._""I..__",,"..._._....!....-.____ , , , , , , v' v' v' , , , , , , , __1..... -I' v' -I' HealthllEQ: Reduces Indoor pollutants, promotes better Indoor environmanta.1 qua.lity, andlor provides opportunities. for improved public health. SiteICommunlty: Protects land, water and air on ¡md near site from pollution or other environmental d,¡¡m.¡¡ge, U!ioE!S municipal Infrastructure mOre efficiently by redeveloping building or site, andlor provides important and Meded al'nenltla:!i for the surrounding communlt)'. Energy Efflcle"C)': Reduces building anergy t:onsumption. Material Efflclency: Reduces, reuses and/or recycles msterlals that might have otherwise ended up in l.andfills, reduces m8terlo!!Is r\tr..:dûd 1ú construct or operate the blJildil1j1;, Slld/or uses materials produced in a way that minimi:¡:e:s environmental damage. O&M: Increases building's dlJ~ï!lbility, and/Or reduces operating and maintenance eJepenses. Resident Satls.factlon: Saves resident.!"; money and/Df improves residents' quality 01 life. ENERGY STAR~: Helps achieve ËNERGY STAR\!¡ for Homes certification. Water Efficiency: RMuCés watêr uSe;! in Quilding ç¡nd/or on site. ----------------~-------~~-~--~--~----------- ----------------------------.-------------------------------------- PAGE 2 PLANNING & OUIGN ACWMA MULTIFAMILY GFU!~N BUIl.DING GUIIJIELINES Aµril 2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -------------------------- KEY CONSIDERATIONS ;~ ~ 1 , .~ Good planning considers the needs of people and the environment. This multifamily development includes rooftop photovoltaic panels on a CQmml)nity building next to a p1ðYground. CONNECTIONS TO THE NATURAL AND BUILT ENVIRONMENT Fundamental to green design is the relationship between a building and the environment-both the natural and the built environment. While atfordable housing projects typically have more site constraints than market-rat. housing, every site presents unique opportunities, The design team should carefully assess the site's natural elements-including solar access, wind conditions and existing plant and animal life-and strive to design in harmony with those elements to reduce energy use, increase livability and protect the environment. Planning and design decisions related to the built environment-existing buildings, streets, commercial development, parks, schools ¡¡:¡nd mOre-..--are as important as the decisions related to the natural environment. To assess how to best take advantage of the surroundings, the project team may need to do considerable analysis and develop a number of schematic designs. INTEGRATED DESIGN For a project to make a significant difference in terms of economic and environmental sustainability, as well as quality ef life for building re.idents and the community at large, it's best to take an integrated approach to design. The recommended Planning & Oesign measures presented here are fundamental to integrated design, and should be addressed with as much care, time and resources as the project can bear. Choices made at this 5tage may affect hundreds of decisions later on. For example, if a choice is made--either actively or by default-to nQt maximize a building'$ orientation for best solar access, that may preclude many green design strategies, from passive solar heating to daylighting to eliminating air conditioning (for mom about integrated desiRn, see the GIJidelines' introductiDn). COMMUNITY SUPPORT An important aspect of green multifamily housing is creating conditions that foster economic and social well-being in the community. Many of the measures in this section offer tremendous community benefits, ranging from reduced traffic congestion to more attractive opportunities for recreation to greater economic vitality. For the developer, engaging municipal representative5 <:lnd communit.y leaders early in the design process can pave the way to a much more successful project. CODE ISSUES In some municipalities, den~ity, zonir1g and other code issues may sometimes conflict with green design strategies, such as infill and mixed-use developments, improved pedestrian and bicyclist access, and even certain environmentally friendly landscaping practices. Early in the planning process, the developmentteam should identify potentially problematic code issues and work with the appropriate officials to overcome these barriers. .---------------------------------- ìJ r J> -;:;:> """,,, ''''''':;~~I .~,_.". "7 ,,~~'""".,,' C') C':"I' l(, .-. 1"""""''''''''''1 \,,,,,...,,,1 f'r'! UJ J"''"'....'4) ~~""~ "" '-,;";0 .dI~::'_~ PI.,.ANNING & DE.SIGN ~.._----------- PAGE .3 ACWMA MULTIFAMILY GREEN IIUllDlNG GUIDELINES April 2004 --------------- -Tl " r-' "'''~ ,.J> -7 .c::.- ../ '7 ",,- GJ );.)0 CJ fT1 en ~ . G"'":ì Z m~,.'.~~_~." ROLES AND RESPONSI 81 LlTI ES --------------------------------------------- COST For local municipalities, the measures in this section can provide many economic benefits. Developments designed to reduce dependence on Cars help "ase traffic congestion, which can improve business productivity. Mixed-use developments encourage economic vitality and a diversified municipal tax base. Infill projects help revitalize older urban areas. For the developer, some of the recommended Planning & Design measures can be done with little or no extra cost if incorporated eariy. Providing recycling collection facilitie<. for example, costs very little and can potentially reduce waste disposal fees tor years to come. Other measures-such as choosing infill sites and creating mixed-use developments-may require additional design time. But cost increases can often be offset or minimized by adopting an integrated design approach (,.. the introduction to thesa Guide/ÍfJes). , Policymakerand code official. Facilitate infill development. Support community pl.nning processes that le.d to locai area plans or master plans. Support zoning codes that promote appropriate mixed-use developments. Adept strategies that promete walking and bicycling. Promote .nd support environmentally sound landscaping practices. :to DevelQper and project milnager (a/Sf) see Builder below). Start early on winning community support. Identify potential code barriers early and work with locai officials to overcome them. ~ Architect, engineer, landscape architect and interior desÎgner. Work as a team and embrace an integrated design process. Find design solutions that bridge the gaps between the needs of various stakeholders. Learn from existing projects-exemplary and otherwise. . Builder ("'o'~' D8vølop"."'ve¡. Include the builder early in the design phase to facilitate acceptance of new ideas or practices. Builders don't traditienally have . major role in planning and design. but it's usually mOre effective to involve the builder early as an integral member of the planning team. > Building manager. Encourage existing and new tenants to promote recycling. Keep the building and its grounds well tended to discourage crime and vandalism. Follow the recommended landscaping O&M practices. Follow green practices and u:::.e green products in maintenance, cleaning¡ repainting~ repairing and remodeling activities. FOCUS ON PLANNING & DESIGN: Carmen Avenue Allied Housing's 3D-unit cornrnuniLy in downtown Livermore, to be built in 2004-200~, was designed green from the start. The buildings arc oriented on an east-west axis for passive solar heating and cooling, whicll will reduce energy consumption while providing comfortable homes. The buildings frame a courtyard that provides attractive outdoor space, and the contractor plans to preserve a large mature tree in the courtyard area. Parking was positioned to the rear of the site sa that the homes connect with the community. To learn more about this project, see the Carmen Avenue case study. flAGI:: 4 PLAN~'NG & DESIGN ..-------------------------------------------------- ACWNlA MUI..TIFAMU"V GA~£N BIJIL.,OING GUlþElINE:$ April ÇI~X)4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - INFILL SITES Develop Existing Urban Sites Rather Than Greenfields WHO KEY BENEFITS i Developerll-'M >/ He~Jlttl!lf:n vI Si(A/Commllnil:v vI Frll~rp.Y FfritiAr'lCy ...¡ W;¡t0.t [ffir.ir.ncy .¡ Matc~'i<11 Efficiency V Polir..:yrnaker ..¡ ~csidcnt Satistactioll Recom mendation __. _m__ Develop cxi'òtirlg urbanized ';ile'; ("illfill") ratllcr tllan open space éHld farrnlalHj ("grccnticlcl'ò") Whuc po~~ible, redevelop cxisting buildings. Description Infill d~vt:l(Jprnent redu\.es pressure Lo develop greenficlds by reclaill1ing abandoncrl and unde.rlJtililed sites and buildings. Most new development in the Sari Francisco Bay Are<:i is taking place on the region's eastern fringe. Rc:,irlents of these outlying areas depend on cars because pedestrian, bicycle r-3nd public tri;lr1sit tr<'3vel is usually ir¡¡pracLical. This pattern of low-density and car-based development, callcd 5lJburb;Jn spr~wl, ha~ heerl linked to ä hDst of environmental and social problems, including; Air pollution from vehir.les )¡ Loss of business and individual productivity from traffic c()ng~stiorl \> Inefficient use ot pUblic infrastructure R~rluced rhysical äctivity » I.ess time for family and CDrTlrT1IHlily Market demand for infill dcvelormf:rlt is incr~äsir1g. The Urban LancllllStltute's 200~ survey of real estate investors showed general skepticism al)out tile market. but support for infill, "The fewexceµlion-s: 1) for--sale housing in inti/! locations, which .scored high int~rcst due to downtCJwn migraiiorJ by singles and empty nesters. as well as tl¡;;hter ¡;;rowtl1 controls in outlying areas, 2) low- and modcr(Jte-inr.'mne ¡.;¡parlmenb in clo-se-in areas to !)elp till the need for ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES AVI12001J -, - - - - - - - - - - - - - - - - - affordable housing, 3) hrownfiefd restoration, now considered less risky tf1an in the past, and whir.h offers good prospects {()r town center housing; and 4) master- planned communities with open spðce and perJestriä{/ friend~v design. " '~ ,"II:::~::,.,. -" ,n~~'M'~. Benefits Urban infill allow5 rublic furlds lo be used for upgrading existing services SUCll a.s sewers, schools ~nrl trär1sit, roilier IIlôn diverting those limited tunds to tile development of new 5~rvices. Proiects tl1at restore blighted or pollutcd sites ("hrownfields") hove llie double benefit of avoiding greenfield development and improving quality of life in existing cornrnunilies. Redevelopment projects can preserve all arca'5 historir. charQcter while pmnwting economic revitÐlization. .'''~''. (,I,,:: -'-"~1 Ii ''''".,,' / IT'1 (' t') 1",,,,) , r~eusing existing blJildirlgs rnininìiLes waste and reduces the need tor new construction mat~ri~l. "")' !;".",!! """"':;::, .I:~;,;".,",- Applicªtion Affordable IloLlsing developments are more constrairH~d in tlleir síte selection than market rate projects. TIley are conHYlonly located on intill sites. Wilen selecting a development sit~, give preference to locations with these characteristic5: » Downtown ~re;~ » Targeted tor revitalization » f]rm:imity to major ernployrnenl centers » r<eusc of parki ng lots, v¡.:¡c¡.:¡nt lots, abandoned buildings, former industrial sites or historic site!) 11 Witllin an urban growth bounrlary or designaled fur development by the local JUrISdiction Find locations where good transit sr.rvir.e already exisls (Lypically, no more tllan one-quarter to onc-h~lf-,mi Ie frorn the site), Or wt1ere tl1ere is a Iligh likelill00d for future service improv~merlt, such as an historic town center or redevelopment district. A Consult remediation experts if you ar~ cnrl~idering a site that has been. contalTllnatecL It rrläY be b~st to avoid excavating a site and leave contamin~terl soil in place. Sorm~ conLaminated sites will be inElppropriatc for residential use if it i~ cost prohibitive to bring tllem up to acceptable standards. PLANNING & DESIGN: MEASURE 01 r'hG'_ 5 -------~. -,.-, v I » Z --7 .<.- /', GJ Qa C::J r:l (J) GJ ¿ PACE 6 ----.---------------------------------------------- Desi~n Details Integrate tile building and its site witll the existing neighborho()d. Multifamily buildings, ever¡ if HH~Y are 11IgIl density, Sllould ecllo or complement the neighborl1Ood's existing development patterns. Avoid a bulky Or monotonous appearance by brei:lking dowrl the scale of large building volullles. Identify W;;jys to facilitate social inter;:H,,::tiun, such as creating pocket parks, pl;VðS or mixed· use rlp.velopments ({>/¿¡¡¡n!r1p.,& [JUSIf.il: MU¿t~;¡I!L' 0:::: Ml!w~' 1../$(' Vovell)l)m(;rlt.~~ 1I'/ij¡)r1/rW I.~ D~sign: Measure 05-...')or:.ial Gathering Places). Reduce onsite parking and minimize the visual Impact of p8rki rlg structures (for stl~~tp.gies to (Ù!.'!I with parking, SPA r/¡~I1I1¡'W & UO$!fm: Ml'¿ISuru 04 Lk~;11:!1I fur WilkinA' i¡r)ä Llicyc:linp,). If mature vegetation exists or is planned tor the site, design underground garages sO they will rlol inLerfere with root systems. M;;.Mel;;. GMew..1y r'l<:t'::c1 i.HI IrllllllilJvuluplIll.;!ll c1(1ja(:unt (0 lIl!j W8,;t Oakl":11Ì(I UAK I ~l<:lLlrjr1. Code Considerations Policymakers can facilitate infill development by designating appropriate sites for developrnerrl, and permitting 11igher-density development III target areas. Parking ratios can be reduced al tri'::HIsiL-rriendly siLes. Support c:::ommunity planning proccsscs that lead to local area plans or master plans, These processes help a neighborhood articulate its vision for development and can lead to a less conterltious public r~view process for specific dev~lopm~nt proposals. Neighhorhood plans redure uncertainty for tile developer when tlley identify desired community facilities and development types. Considerations for Residents People living in infill developments are more likely to shop, work and play close to home. They will have more transportation opLions and opportunities for social interaction. PLANNING & DESIGN~ M~M-;lJllr 01 Cost and Cost Effectiveness Ii!II!iDIIZZ'I Infill projects require additional ~__ deSign time, because hlgll-quallty ~~ dCSlgn is r.ritical to gaining community acceptance, l~rownfield sites can havc vcry t1igh cleanup costs, but some municipalities may be willing to incur these expenses in order to erlcourage development of neglected arcas. MUrlicipC::llities pay rnore to provide services to suburban development than to infill ei~velopment. According to <::I recent study by the Natural Resources LJefense Council, "Sprawl, tl1e predominant pattern of land development In Llie laM half-century, is fiscally inefficient because it can incrcas~ thp. casts of operating and maintaining utili~V serviccs. " If local governments can significantly reduí.e O&M costs by growing smarter, they can increase levels of p/Jblic services and/or reduce coSl$, ihereby reducin¡? financi(~1 burdens and iní.ri:7à_<;ing thp. quaWv of life for tl7eir citizens, " Resources 'i! Local Government Commission publications; "Design GUidelines for MUltifamily I lousing", www.lgc.org/freepub/land uselgu idel i nes/m u Itifami Iy hDusing.html; i:H1(j "A Policyrr1i:1ker's Guide Lo Inrill Dcvc I 0 pmcnt" ~ www.lgç .org/hoo k5tor~/la nei_1J S~/ pu bl ications/I nfllldvlpmnt.html Urban Land Institute; www.uli.org Northeast-Midwest Institute's "Strategies tor Successful Infill Developrnent": www.r1trnw.nrg/ infillbook.htm California Center for Land Recycling's resources on brown field redevelopment: www.cclr.org Bank of America-sponsored paper: "Beyond Sprawl. New Patterns of Growth to ['it the New Calitornia". www.ruLcom/misc/beyondSprawl.l1tml ACWMA MULtlFAMllV GRE-EN BUIUJING GUIDE-LINES Apri1200!' · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ .. - - - - - - - - - - - - - - - - - - - - - - - - . - - - - - - - - - - - - - - - - - MIXED-USE DEVELOPMENTS Incorporate Nonresidential Uses in MUltifamily Housing Developments WHO KEY BENEFITS .¡ DC'!vQI(Jp¡:~tlPM .¡ Hcalth/lEO .¡ Fundcr .¡ Site/Community .¡ rolicYlllakcr .¡ Architect .¡ Buildr.r .¡ Material Efficiency .¡ Resident .¡ Building MJnagcr .¡ Resident Satisfaction Recom mendation Provide shopping. employnlent, social or comnHHiily facililies within J multitamily h()l.I~.;iflg developrnerd. pescri¡:¡tion Mixed-use developments combine more than one use (for exarnple, resid~rILi(:l, retail, office) in a single building or development ;3rr.a. This type of developmenl was prevalent until the early twentieth ccntury. when municipalities adopted zoning cocles that segregatec resident.ii':l from cornrnerci81 and industrial uses. Single- purpose zoning is environmentally unsustainable be.C<HJSe it cre,Ües dependerlce on automobiles and uses land inefficicntly. Somc experts also believt: it has cCHlt.ribuLed to a decline in civic engagement. Demographic, econOlTlic and t:nvironrnent.<:1I factors are driving market demon,1 tor developments wllerc peoplc can work, shop, pläY !::Hld meet their daily needs close to wht:re they live. Also, the shrinking supply of available undeveloped land is fostt:ring new irlter~5t in urban redevelopment. Benefits M ¡xed-use dcveloprnents~ Create a sense ot place and provide more opportunities for social irlleracLion Increase neighborhood economic vitality » Strengthen and diversify the municipal tax b~1S~ 'f> Increase transportation options such as w¡:llkirlg, biking and public hansit, ¡.:¡nd reduce vehicle trips ACWMA MULTIFAMilY GREEN BUilDING GUIDELINES ^llIil ;.'()()'¡ "-1""1 \"",,1 Use land. public infrastructure (roads, water, sewer, etc.), and facilities more efficiently RcdlJce regior1äl imbalances between jobs and housing !'""'~.'"""" Applic::ation Multifamily Il0using projects can sIJr.r.essflJlly incorporäle nonresidential uses, except on thc most severely constrained sil.es. An integrated design approacll is critical to the success of any rTlix~d"use devclopment (fo!" mo/"t'! about integrated dr::::;ign. :;cc lflc Ir!lrodudlOiì Iv mese Gu!(/e/iI1A.5). (""''':111'''' )'1::::'" Desigl} Details IDENTIFY COMMUNITY NEEDS Engäge municipal representatives and community leaders early in the design process. Providing amenitics that are desired by thc community will increase local support for tl1e project. Identify services and facilities that are currently lacking in the cnrTHnuniLy and determine wlletller it is economically feasible to incorporate any of them into the project. Commonly des.ired amcnities include grocery stores and childcare facilities. Design the project so that neighbors can also use pli:l¿as, meeting rOOmS or other facilities. n"""~"'''' ",,,,,''',/ '11 (" ,/-)' '.,,' i") :¿:~:~~ ADDITIONAL STRATEGIES FOR MARKET-RATE HOUSING Market-rate developers may also consider these strategies for successful mixed lJse projects: » Conduct market rese8rct1 to identify the appropriate size and type of retail and what segrnenL of tl1e ~Iollsing market to target. Bring legal expertisc to the building leam to address building leasing, governance iS5UP.S, ownership <:Igreements and zoning requirements. Consider developing larger projects ir! phases to make finärlcing easier to attract. -'"'','~_.''',"''' ··..····..··1 I "---r- . Re:>ldellll<'jlllllll~~ locMI"XI al)(Wp. woulld-flom r.ommercii:!1 :>pi.lce:> III lli!.: Fruitvi:!le Irim:>ll vlll<.Ige ir'~ Uakland, PI-ANNING & DESIGN: MbASuRE (12 PACE 7 U I ):> Z ¿~ z C) ~ o [Tl (f) GJ Z Î'AGr 8 - -~- - - - - - - - - - - - - - - - - - - - - - -. CREATING A SENSE OF PLACE Locate retaillJ5eS on the grQund floor to create visual interest and clear destinations tor pedestrians. Design building facades that are aesthetically varied and stimulating, with windows that provide a conncctiQn bctwecn the interior and exterior. Corner buildings Sl10uld overlook both street fronlsges and create a sense of place. CO[1sider plal.irlg henches, tables and pl;:Hlters outside the building to create a tavorable environment for social interaction and retail <':lei ivil,y (for ~dditi()I1¡¡1 design Mr¡¡tf!i?if!,~ tl1M 5(J~11)(!(t w,-:¡/kin.P.,' anä ()icjtclinf,', ~'I)(.'iijl R811¡erir1p, i9nä ,~";¿~fety¡ ~CL' f'/¿¡flfII{lg & Dc,:;igr!: Mi:!<Jsuœ 01 ¡ Planning & De,:>!g": Measure 05/ PliJrlfling & Design: Me¡¡wre Of,). STRUCTURAL CONSIDERATIONS Â Mixed-use blJildirlgs present special struc:::tlJral challengcs bccalJ~~ code and us~r requirements differ for each type of lIse. Structural considerations include: Location of entries and eXits Stacking of strllctural coiumns ;(0 PlaCerTIerlt Df h~ating and v~ntilation shafts and mechanical and plumbing systems ;(0 Building security and a\.\.es:, r.ontrols » t-ire protection systerns and escape routes » Noise screening Code Considerations Code requirements fot residential. office, retail and parking uses dirfer <::Ind m<::lY be incDrTlpatibJe. Some I DC<::I I jurisdiction~ and planning authorities l""Iave regulations that prohibit or restrict mixed-use development. Oeslgn teams slwuld iderltify code problems Ei:lrly ,mu work with local orriciäls to r~solve th~m. Pol icymakers can promote mixed-lIse development by removing speci<::ll v,Hiäm:es, providing zoning flexibilily, assisting in financing, and assembling property development rights. Considerations for Residents _n._.'.'_ Residents of mixed-use buildirlgs C,¡re mOre likely 10 shup, work and play close to home. ''I hey have morc opportunities tor social interaction and leisure time, and may have increased transportaLion oplions. PLANNING & OESIGN~ Mí:ASUR[ 02 - ,_. - .- - Cost and Cost Effectiveness œI!IIIa MC:lY cOsL more due. La irlcreäsed ~~ structural.ç~mplcxlty. Cost Inr.r~as~s ~... can be minimized by adopting an irltegröteJ design <::Ipµroädl r:,>ee the case study in these Guidelines). Mixed-use developments may be more complicated to rinarlce because lenders are accustomed to single- and scparatc-usc financing economics and policies. HowF.vF.r, market torces and environmental factors are increasingly Sl.JfJporting thi5 kind of dF.v~I()prTIent. Resources » Urban Land Institute has many books and online resources on mixed-use development www.uli.org » Bay Area Local Initiatives Support Corporation (LISe) provides resources on mixed-use development www.cdexct1ange.org/commercial " Seattle's Daily Journal of Commerce publisl1ed a helpful articlF. on structural cOrlsider;-¡tiorls, "Mixed Use and Maximum Vallle'l; www.djc.com/nBws/ae! 11139451.html ~ Southern California Asso<:iation of Governments has useful publications, Inciuding "Facilitating Small- Scale Mixed-Use OevelopmenL W¡-'at lI,e Wegtside Citi~s Could Do"~ www.scag.ca.gov/livablF. '-, SHARED COMMERCIAL PARKING SPACE: COMMERCIAL USES HAVE PRIORITY !lAM TO ¡¡PM M-F I-'¡j¡klf)~ ~pi.I(;IJ~ i.H1J ~hi.1ru¡J by rlJt.'ldlJrllIC11 i.HKI CllrrrrrllJr(;Ii.lllI'~ur~,; <.IlllIIJ lTlixE:u-LlSC CüLC:Jli Cu-Hüuslrlg ut:v<::lü~rrrt:nl. ACWMA MUI.TIFAMII-Y GREEN BUII.OING GUI)E;I..INES April ;"()()'¡ · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -~---------------------------- BUILDING PLACEMENT AND ORIENTATION Consider Ecology, Energy and Circulation Patterns When Orienting Buildings WHO KEY BENEFITS .¡ DeveloperlPM I .¡ Site/Community I': .¡ Energy Efficiency .¡ Architect .¡ Water efficiency .¡ l::1uilder .¡ Resident .¡ O&M .¡ Building Mc:H1ager .¡ Resident S£Jtisf~)ction 1-,·:1 Recommendation Place tile building to minimize disruption and fit into tile surrounding landscape, Analyze tile site in terms of vegetation, wildlife ~lat)itat, surrounding buildings, I;Jnd contours and climatic conditions. Orient tile building or buildirlgs to take advantagc of solar access and prevailing winds, Promote car-free transit by focusing on circulation péJ, Ilerns connecting walkways and path~. Description On a given site, otten there are many options for placing and orienting buildings. Efrectively locating" bUilding involves three goals: 1. Protect or restore the local environnlcnt, 2. M(.Iximizc free energy, and 3. Provide efficient and safe circulation pðtterns for occupants. A site'5 physical characteristics and location combine to create a unique microclimate, On undevcloped sites, there may be existing vegetation, wetlands. landforms! contours and (:rther natlJral elements that influence building placement. I here may be ways to protect or restQre wildlife hahitats, improve stormwater management or preserve existing trees. ACWMA MULTIFAMILY GREEN 6UIl..,DlNG GUIDELINES ^pr'il ;"111]4 .. - - - - - - - - - - - - - - - In urban areas the considerations [.Ire different from greenfields. 1[1 cities, sl1ade and noise from ÐdjoinÎng streets can affect solar gain and occupant: comfort. Neighboring buildings, parks, streets, highways, commercial development, and local development plans are all potential site CQnstroints that need to be considered. Tfle most important energy-related decision in any design i5 how to place and orient a building on a particular site. Tllis is true even in Cð5e5 where the building is built to the lot line. In the days before electricity and air conditioning, builders had to understand the principles of dayllghting, natural ventilation and passive heating and cooling. Today, due to HVAC technology, it's easier to ignore the environment and still provide well-lit, comfortable buildings. Unfortunately, we sometimes take our reliance on technology too far: Every time we design and construct buildings that use more energy than necessary, we contribute to air and w1:Iter pollution. Benefits Proper building placement and orientation can lead to energy savings and better natural light and ventilation. among other benefits. Building placement should also enhance a neighborhood and increase s1:Ifety. Planning for transit connection points and pedestrian and bike paths (f'1i~'ìI1¡I1R & De.5ip,I1! Mp.a.~{jrp. (J4) can fosler cornmunity interaction and car-free travel. Application Building placement and orientation and considerations are applicable tQ .11 mlJltilarnily housing projects. Desi2n Details A thorough walk-through and analysis of the site and its surroundings is imperative for determining correct building placement. To ¡:¡çclJrately understand the impacts of development on different areas of a site, 5ÍlJdie5 may be necessary. Conduct site surveys, and check maps, climatic data and oLher sources to gain information on winds, solar potential, natural contours, geology! soil composition! hydrology, traffic, noise and more. PLANNING & DESIGN: M[^s!ml ():"Ì '·-r-' r-'-· "r """> _",.,.. .¿:~. ~2~: C) Ç<o ¡-.-) 1""_,,, IT' ¡'" ''''\ I"",) ....' (,m'_,,~ '.~j ~; -7 ,¡¡:;;.,,"'~,~ l'At';r9 -------~----------------------- TJ 1"""'-' » Z _._.~ .,., " ",- "'7 &_, GJ ~J C) rTl cn G) '7 ........ ?AGE 10 PROTECT OR RESTORE THE LOCAL ENVIRONMENT Protect natural areas. On sites that hi:lve some existing vegetation, such as mature trees, wetlands or adjaccnt parks, consider protecting those areas and providing wi Idl i Fe corridors (PI,'nnin~ & {)f!.~i;::n~ Mp.aSIJrP. OR-I.andscaping I to read ,~/)I)lIi ¿~rl L'xÔi,nµlc vI pru~'()rVlf!g lIì<jil.ln~ tr'ccs, $('0 Wú Bdtv I1nn Gardens Ca.sp. Stlldy). " Use trees for shading. Trees tl1at shade tl1e east or west side of a building durirlg the summer can reduce cooling needs. ¡¡. Restore wetlands. Creeks or wetlands can be augmented Qr restored with natural swales anri stormwater retention ponds Wli1nnin'p"& ve$/f,/); WJf!$(/re 1 V-Slurmwater Management). " Minimize the footprint. Minimizing the development footprint and providing perrnanent open spaces, either .5 wildlife preserves or parks, can help protect the local ecosystem. Cluster units. Building upward instead of outward will help minimize the developed area, especially in rural or suburban areas. Clustering buildings also reduces rnaterial use because of shared walls, roofs arid mOre. And energy used to heat and cool the buildings is reduced because eacl1 unit has less direct contact with the exterior. ¡¡. Consider the effects of land clearing. Wt1en developing a site, consider the effects that land clearing and crp.ating streets wHI have on a site, Instead of shearing off a hillside and removing the soil, build with the site's contours. Aim for balanced fill w~1enever posSlhlc-retain the soil removed for foundations and Lise it for landscaping (for lip,:; on Ilimdllojj, ¿¡rlr) lre<l/mcnl (II remolled soil, see ACWMA:~ Bay-Friendly L,:máscaping Guidelines). " Complement eXisting neighborhood patterns. Respect existing setbacks and consider the blJilding's impact on solar access for neighboring sites. Pay attention to the spaces between buildings and immediately adjacent to buildings. so that they contribute to public I ife, rather than create safety problems. For example, create continuous street facades, as opposed to leaving large gaps between buildings. PLANNING 8. DESIGN: MEASURE 03 M_<l.ximize Free Ener2Y A bUilding's orientation can greatly affect heating and cooling energy use. Placing the building with its major surface areas facing ~QIJth allc)w for the greatest amount of solar heating. Overhangs and sun-controlling devices can shade the building from $urnmert,ime sun (Systems: MCiJ'jllfC Ul r'&i:J!Vú SuMr !N:<1tinf,J. Buildings can be designed and oriented to help defied cold winter winds. Also, thc building deSign can take advantage of prevailing winds to aid in natural ventilation. Cheçk lotal weather station data for wind speeds and direction. Consider setting up a monitoring system on the site if winds are perceived to be particularly strong, or if a wind-generation system is being considered (Systems; Mefi$we ./.:.; Ollsit€! FIp.Gtrir:ity GAIlf;!I:8tiiJl1). ._ SliJN -- . ..._---+--~--- ~tI, .t:tf ,;,0:; I'J)~ .' .....- wind <1M sun <l1"€ lISé1d <IS 08sif,rI GI~lTlçrlts in 1his sçhçlTl~tiç dçsi¡¡n skçtçh. ACWMA MULJIFAMll,V GREEN BUU..DlNG GUIDELINES f\pr'iI ;!()()4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~------------------------------- CIRCULATION PATTERNS Carefully planned wildlife corridors, bike paths, walkw~y'5 and links to public tri':Hlsil'. will help inlegr8Le tile development into tile surrounding environment. Walking and bike paths can be set away from streets and connect tc) transit hubs, shDppirlg centers, other trails and parks. Walkable and bikeablc communities foster community interaction and reduce automobile use in urban environments IP!i=lIminp, (f;, [Jt;,~!f:!J, M~fiwrf! 04 ()e,<;ip,n t()r W¿IIk.ing ¿¡nd Bicyc/lIIg). PUTTING IT ALL TOGETHER To ettectively maximize all the benefits on a Site, it is necessary I'D design multiple scenarios. The Carmen Avenue project ill Livermore, CA (~AA fhp. Ç~.5A ,<;turly in these Guidclinc'j) provides an excellent eXÐmple of orientation, configuratiun and placement studies. The architects considered many different designs befOFi:~ rn~kir1g their final cl10ice. Altl10Ugl1 the site is an urban settil1£, they were (:Ible to maximize sDlar gain 8nd provide excellent circulation patterns. ---------- -1""1 \.,.... Code Considerations When considering a development's placement and orientation on Ð site, many codes apply for zorling, pärkir1g c<::ipacity, fire department access and morc. If 8 local code is in r.orlflict with prererred environmental or orientation strategies, consider raising the issue Witlì local orficials. Green building can mean rethinking existing laws. codc:;, policies and attitudes. .''''';:; ,.11::::'..",,,.,,, :;.~":~:J: r ..-.....~ ~a.,.~ "",, COI1.§iderations for Residents Occupants mÐY benefit from preserved natural areas, pleasant views, reduced heating and cooling bills, and mora convenient connections 10 public transit. t')"....... ~,,: ~ ",.~ {'··~'.......I ~iIh",1 """ r r-.. ~ . to f ~ J;j;;;:ll.;, For the C<lrrnen Av"nu~ õ\ttürdübl" ~lüUSlrIg liuvcllJpllll~rlllrl LlvufHlùru, CA, ¡)r'olect ar(:l~ite.c:t~, ."!n,"!IY7I'!d mlJltirll'! !';chl'!matic designs. COrltil,Juri.ltll1rl "A" Wi.1;; chosen bec<lLJse it hi:ld the bi.:st solC:.lr <lcœss ¡.HId p,-Irkirlg cürlilguri.1llüll, i.111d IL (;reMe(llfwltll1P. ~,p."!¡;f!~,. SI'!I'! thl'! C'3!,;P. !';tlJdlp.!,; to learn rrlüri.:. ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES Aµril 2004 PLANNING & DESIGN; MEASUR[ Cr.! f'A(ìl 11 "T) ,...--- ¡ '.['..'.' ~."~;~ ,- ." ~:::~~"_. :~.~~ ":;:::;:n .;.."".".. .~. ",I .".J '··"·r"" i ' ' ( /""':1 1,..,1,. C-"', "¡..,,,i ",' -'"""'''11 ",'" ¿~~:~"'." ¡'A(.;I 12 ~-------------_..... ." .. .._ n _ .-------- Cost and Cost Effectiveness liIiDDIIa Monitoring and researching a ~~ particular site'g characteristics ~~ beyond standard pral.tiç~ r:an increase costs. However, if these steps are taken £IS part of an integrated design process, the resull may include reduced heating and cooling needs, smaller stormwatcr treatment systems, and other cost-saving features (furü discllssiOrJ of intf'.gratp.d rlp.sign, set'! thl'! introduction to these Guidelines). Resources " Environmental Building News, Vol. 7 No.3 (March 1998), "Getting to Know a Place, Site Evaluation as a Slarling Point for Green Design", www.bIJildinggreen.com » PG&E has numerOus resources, including modeling tool, and solar calculators. to help with siting and orientation. Most of tllese services are available tree from tile Pacific Energy Center in San Francisco: www.pge.f:om/pec Numerous re$Ources are available for obLaining data on a particular site= " National Oceanographic and Atmospheric Administrotion (NOAA) h., data including design temperatures, degree-day averages, and more; www.noaa.gov " Notional Renewable Energy Laboratory provides solar Insolation values, httpjfrredc.nrel.govisolar/ " Wind data is available from weather stations, airports, and some university libraries. " ACWMA's Bay-Friendly Landscaping GUidelines offer plant hardiness zone maps that help in selecting vegetation to meet the 5ite'~ need5~ www.multifam ilygreen .org » Sunset Magazine landscape climate maps can be found at www.sunset.com » u.s. Department of Agriculture Hardiness Zone maps can be found at the United States National Arboretum website; www.usna.usda.gov/Hardzon PLANNING &; DESIGN: MEASURC O:.ì ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April )(J()4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -. .. ·..I!IiIl£EJ DESIGN FOR WALKING AND BICYCLING Design Developments for Safe, Pleasant Walking and Bicycling WHO KEY BENEFITS y' Dp.vp.lnpp.rlPM -.r Ilooltl1/I[Q -.r Site/Community -.r Polir.ymrJker y' Architect .¡ Builder -.r O&M Ý Resident Satistactlorl -.."'''...-..''''''."..--.-..--.. 02870; Site arid Street ~urrli5t1l[)e!j Reçommendation Design buildings, sidewalks, patllways, slreels ;;Hld crossings 10 encourage walking and bicycling. Build secure bicycle storage facilities on Ule site. Description Walking änd bicycling are the c~1eapest and most 5lJ5tainable forms af tranSrHJrt;:¡tiorl, but they <':Ire often Incompotible witll conventional car-based development patterns. Convenience, safety and aesthetics are key factors in prnrnotirlg travel by foot and bicycle. Residents of developments tllat are well-connected to nearhy amenities will be more likely to walk or bike to tl1eir destinatiolls. Sid~walks ;:md street crossings should be designed to provide safe and convenicnt fJathways. Clearly dltterentiated vellicle, bicycle and pedestrian spaces will reduce traffic accidents. Articulated I)uilding fac,:ades and ground floor cmnrT1~rcial (jd,ivil,y creaLe a pleasing pedestrian environment. Benefits Walking and bicycling are excellent, inexpensive torms of physical activity that promote he"lth. They provide alternatives to travel by car, a major source ot air pollution and energy lIse. Traffic-calming measures 11ave led to lower pedestrian injury rates, greaLer neighborhood economic activity and increased public 5afcty. Children. 5cniors arid p~()ple with disQbilities benefit most trom increosed mObility and safety. ACWMA MULTIFAMILY GREEN BUilDING GUIDELINES April2COtj - .- - - - - - - - - - - - - - - - - - - - - - - - - - '....) Appljçation Appl icable to a II projects (frY ref.;terl information, _~ee Planning & Desigrl: Me¿l:;uf"t' Ul-Infill S¡/~~~ / ~'I¿¡¡)¡)¡nf{.& Lh~,~'IRn.. Me,¡'5ure n.r; 8nl;ial (;"thering PfaCA.<i / Planning & Design: Mi:.'iJ:;uœ U6-Dc:;ign hlr S¿jIGly). ::11 ·":1 <" ,0::,.,,-.. Desi¡::n Details SIDEWALKS Desigrl sidewalks to be separated trom roadways and to conncct with existing city wQlkw8yS. Base the sidewalk widths on street si7e and I~VF.I of pedestrian activiLy. A width of at least 5 teet is necessary, while 6 to 7 feet is r~r.ornrnF.fl(JF.d t.o incorporaLe trees and meet requirements of the Americans with Disabilities Acl. Incorpori'3te trees arid ülr1er landscaping along tile sidewalk to provide visual interest anri a huffer between pedestrians and cars. Place landscaping features, tra~h receptacles, light fixtures and streel furniture SUcl1 as bus sllelters and benches so that they do nDt irnpede U1e flow or pedestrians. The best location for these item:, is often ir1 the utility Lone-lhe strip of sidewalk between tile walking path and the roadway. Pedestri8rls generally prefer lampposts that are more frequently spaced ano ICS5 bright (for o!Jtdon{ lighting recommend.=:Jtions, see Sysil..'m~: MU¿I~'tI!L' 14 LIf,M I'o//¡¡rion NeduaiQn). -",._~,~ ./'j '1\.-.-.-.,. . ,,";:1 ,(.,.. "'~. "- (''')'-'1 .' "~' '. II ,,, II ::::1 PEDESTRIAN CROSSINGS Locate street crossings no rnorc than 300 feet i'3part. In areas wilh heavy pedestrian activity! more trequent spacing is recommF.nd~d. Street crossings can be made sater by using crosswalk 5triping, enhar1c~d sigrling, bulbouts or retuge islands. I hcsc llleasurC5 r.an hF. lJsed alone or in combination. Bulbouts e<tend the siclewalk into tile roadway to reduce the crQssing distance fur pedestrians. Refuge islands are located in tllC middle of a r.rnsswalk, ~iLt'ier as a sland-alone feature or part ot a median. Illey provide a pedestrian stopping point Qrld ar~ parLicularly 11elptul when tl1e roadway is very wide and has high traffic volumes. The crosswalk should be wide enougll to ~c:r.ommodate a wheelchair. TRAFFIC CALMING High speeds and heavy traftïc volumes increase accident5 and riisc:olJri':lge sucial inleraction in neighborlloods, Wllich can lead to public safety prublems (Planning & De.~ign: Measure 06-Design Iv! SiJIG'ly). Work with the city's engineering or FHJblic works departrnent to implement these measures; PLANNING & DESIGN: MEASURE CIJ PACE 13 - - - - - - -~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -.-.. ""-0 r » z /""', z G) ~ o [ïl (J) G) z PAGE 14 1. Designate bicycle lanes with proper signage and striping. A 5tandard bike lane is 5 feet wide. If separate bike lanes aren't possible, Lise a 14-foot rnixed travel lane for cars and bikes. 2. LJesign lü-toot vehicle travel lanes, ratller than the standard 12 feet, to discDlJrt:!ge hst driving. The remaining right of way can be used for bike lanes. 3. Consider narrowing roads in areäs wilh a lot of foot traffir.. For example, a four-lane roadway çan be redesigned into two travel lanes, one turning lane, Lwo bike 1,:If1€s arid a wider sidewalk. 4. Consider speed 11umps¡ rumble strips and raised crosswalks to reduce speeding. 5. Plant trees along streets to create visual interest and the perception of a narrower street, which reduces speeding. BICYCLE PARKING AND STORAGE Outdoor bicycle racks must be well-lit. secure and placed in a paved area. When possible. provide covered bicycle pärkirlg, such as underneath building overhi':lf1gs. Place racks in locations with high foot traffic and good visibility, such as near a building ~ntrance Dr gathering place (Pliirlrlmg & L)c~'lgn: MVi.1:>llfG Vb Soci¿lI Ch"l/IMiI)f{ PlaŒs I Planning & Design: Measure O(¡-Design for Safety). If tl1e develupment has multiple buildings or entrances, consider placing separate racks at each location to increase convenience. When ~elccting bicycle racks, look for these featl.Jre~= 1. Both the bike frame <:H1d one wheel C<::in be alLacbed to the rack with a standard U-Iock. 2. The rack ~hQuld be firmly ~ecl.Jred to the ground i':IrHJ sturdy enough to resist disassembly by thieves. 3. Spacing between bike ~Iot~ must be wide enough tD accommod;3tc mountain-bike Ilandlp.bars (typically 20 to 24 inches). For a "grid" or "wave" rack, a minimum widtl1 of 30 inches between verticals is recDmmended. Otherwise, the r;3ck can only be used at full capacity if access is available from both sides. 4. In tight spaç~s, use "rost and ring" or "inverted U" racks that hold two bikes. U-racks should be at least 30 inches long, with 36 inches preferred. Otherwise they may be used to park only on8 bike. PLANNING & DESIGN: MEASUH£ 04 A bike rack must be placed properly to max.imi1e its capacity. Optimal spacing varies depending on the specifir. model. These recormnendi':ltiurls are for a standard "grid" or "wavel' rack: 1. When placing a rack perpendicular to a wall, leave 1.5 feet to allow a bike to be parked on tile end space. 2. When placing a rack parailcl to a wall, Icave at least 2 to 2.5 feet from tl1e wall. Tllis spacing permits aCcess from one side. Some racks can only be fully used when access is avai lable from two sides. To allow access from tl1e wall side, leave at ieast 5 feet of space. 3. When placing two or more bike racks parallei to one anuther. leave äbouL 12 feet between them. 4. Inverted U-racks placed in parallel Sl10uld be 4 feet apart. Convert garage parking spaces into bicycle parking that will serve many more residents. For example, a single lGx8-fool car 5lall can accommodate twenty bikes III a two-level bike rack. Individui':IllDckers provide lhe most security and convenience for bicyclists, but they are expensive imd require more space. Select storage lockers for durability and easy rnainterli':lnce. PI<::ice lt1em in high-visibility areas to deter theft. Wave rõJds wittl wide sp¡jcirlg bdwel'rl ~llJls will :=..ec¡¡mmodate more bikes thC:.1r1 niJrrIJW f'-leks. Irldividui.l1 lockers üffE::r th!2 müst securiLy ACWMA MULTIFAMilY GREEN eUllDING GUIDELINES AIY" 2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~----- PARKING AND DRIVEWAYS r~cduçing the amount of onsitf.: parking is a key step toward creating" pedestflan- and bicycle-friendly erlvironrnent:. parkirlg space-:=; add to construction costs and cncoumgc rcsidents to drive when it may nut be necessmy. One WfJY to discoumge car ownership is to "unbundle" parking from housing. If parking is included with a housing unit, rC5idcnts will dfp.ctively pay for it regardless of wl1etl1er tl1ey need it. When housing lH1its and parking spi':lces are rerlled Or sold separately, residents WlìO don't need a space call save money. Multifamily developers carl äl50 reduce It'ieir overall parking rcquirclllcnts by allocating sp~~çe5 for City CarSlìare ve~1icles. This innovative car-sharing program allows residerlts arld rleighbors La enjoy the convenience of driving and avoid the exp~ns~ ;:;¡r¡d hassles of ownership. Situate garages and parking structures 50 that ti1cy do nol dorninaLe 1I1e street. Visually screen parking garages, because th~y can rliscouräge pedestrian activity. ConsicJer wrapping ground-floor retail around ß parking structure to hide it tram view. Avoid using surface p;:;¡rkirlg lots beCälJSe they cre8Le gaps in street activity ancl are an inetficient use of land. On street parking is recornrnerlded, bec<:iuse iL acts as a butter between sidewalks and moving vehicles. Howev~r, diagonal parking can cause seriolls conflicts Witl1 bicycles because it is harder for drivers to see them. MinimiLe driveway widths and frequency of spacing because thry create arlrlitional hazards for pedestrians. Code Considerations Local codes may be a barrier to pedcstrian- and biqcle friendly design. Codes typically require road widtl1S that exceerl the recommended lO..foollane width, wl1ile specified sidewalk widtl1S are too narrow to acç:ommorlate rnulLiple users. Regulations on signs, underground utilities, lighting anrl tree placernerlt oft.en don'L tacilitate pedestrian activity or traffic calming. Policyrnakers can adopt strategies to promote walking and bir::ycling, 51,Jeh as: Place street flJrniture in loc<:iLions that do not obstruct pedestrian traffic. Prorl1ote rnixed-use development and retail activity at the street level. AÇWMA MULTIFAMILY GREEN BUILDING GUIDELINES N.'I"l1 ?()(H - - - - - - - - - - - - - - - - - - - - - -. "._,~','~ ~ ~ 'I","~ Eliminate minimum parking r~qlJir~rner1ts fur developments with good transit service. Adopt parking poljci(~s that encourage walking within a destination area and sharing spaces among IJ5~r groups. Designate safe biking and walking routes and properly fund their rnaintef1<:ince. ¡-."'"... "]"""'"'' ",,,,,,.,,,,.,,,1 "."'~'''~'~~ .,,.." "::'_,'m~ / ..:r:~ ,:.. .,. IrnplernenL Lraffic calming strategies. ,""'....... I , ~III'",¡ ,.I Considerations for Residents (:.~;, J'I~. .... Quality,of,life impruvements include greater mobility and opportunities for physical activity. Cost and Cost Effectiveness mD= ßicycle parking costs from $25 per ~..... bike for simple racks to $600 and ~__ up per bike for ~torage lockers. Car porking costs $7,000 to $30,000 per space. MallY pedestrian site df~sign fei':ltures cost nothing if incorporated early. 1 he cost for fixing problematic: infrastructl.JH~ varies greatly. Striping crosswalks and installing street humps ar~ relatively inexpensive, but widening sidewalks and installing refuge islands are costly. However, these actions may reduce injuries and fatalities. (-'" .w3",.... Resources Walkable Communities, www.walkahle.Qrg Local Government Commission, street design guidelines and other resources: www.lgc.org » City of Portland Bicycle ~)arkjng Facilities Guidelirles www.trans.ci.purLland.or.us/bi cyc les/parkgu i de.lltm RIDES list of rack/locker manufacture", www.rides.org/rnliin/bicycleparkingatwork.htm Non"Profit Housing Association: www.nunprufiUwusing.org (~L'CAcliO(1 CL'IIlurl TOI)/ Rox rm planning for parking) City CarShare: www.citycarsllare.org PLANNING & DESIGN: MEASURE 01] PACE 15 -------~ 'TJ ~., -"'-::. ..-<" "7 ..:::- --;:> L- ~'".~:;,,) ,~ GJ Qo C) fìl (f) G) "~"~ -,...... ,.;:.......,,- l'A(i! 16 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - SOCIAL GATHERING PLACES Create Pleasant Outdoor Gathering Places for Residents WHO KEY BENEFITS ,¡ Developer/PM vI Hcalth/lEQ vI Site/Community v' Ar(:t¡ ¡teet Ý Ruildt!r v' Re!;;ident j RlJildirlg M~f1;;¡8er y' O&M Ý Re!;;iderll SCJti!5r;;¡ctiorl DIVISION 2~ Sit~ Construc1ion Recommendation -..---... --.--.--.". Plan for outdoor spaces whcl'c residcnts can gatller and interact without relying on ca rs. Descri ption Multifärnily hOlJsing often has comm~Jnity rooms or other common indoor facilities. Som8 of tllese spaces can be located outside to provide pleasant gatl1ering places for residents. For example, oulside benches, pathways, play surfaces for children, stages and other featurcs r.an promote socializing, Orienting the units' windows so that residents can easily view these outdoor areas will help keep the areas sate (Planning & OF.sign: MF..WlfF. (){¡-DF.si¡;:n f(¡r 8afF.ty). Consider clustering buildings on a >Ile so tl1at a significant portion of th~ sit~ Ctln b~ set aside for outdoor recreation. This is p.specially crucial in urban environments where parks and relaxation spaces may be scarce (!-'I<IIlfling & OU~;!gll: MUi!::;uru UJ--Buildir¡g PliJcem~ni and Orientation). Benefits Attractive social gathering späces beflefit the cOf'r1rr1unily in mony ways. Walkable places improve public Ilealth by encouroglng people to exercise. Vibrant public spaces dräw people together, which encourages interaction and deters crime. Application ... .m...._.__.___.._._.._..._ All developments need well-designed public spaces. Developments in urban aretlS should maximi7e connections from the site to nearby actívitìes. Huml sites can take advantage of parks and open space. PLANNING & DESIGN~ Mr:I\SURr 08 Desi"!n Details Important design considerations for improving social interaction inclucle aesthetics, parks and recreation, outdoor furnis!1ings, pedestrian patt1S, outdoor "rooms," and streets. AESTHETICS A development's sense of place arises from aestllctics as well as functional elements. Boring, out-of-scale or hltlnd buildings cre<::lte <:Ifl uflwelcDn1e reeling, even if the developmcnt has useful tlm~nities. Design sites and buildings to inspire people and encourage them to wtllk i':nd exercise. Gath~ring plac~s should provide interesting views of surrounding$ and people. Ar.cess for pedestrians needs to be sate so that people aren't afraid lo lake a walk. PARKS AND RECREATION Parks, basketball courts, commurJity gard~ns, play areas and other outside recreation activities arc an important part of livable places. Cons icier linking patllways trom the development to bike pdlhs, parks ami shopping areas. Within the development, inclllde small parks or activity areas. FURNISHING PUBLIC SPACES Many areas, whether they are transitional or designed for longer stops, can he enhanced to cn:~ate pleasarlt gathering places. Cllairs and benches provide spaces to rest, pause or talk with neigl1bors. Nontraditional elements like ledges, boulders and other 18ndscaping clcnlcnts c;~n also rrovine seating. Fncourage p~ople watcl1ing by allowing seated people to see In multiple '...._,_~~"_._,_"""h..~____~ rroviclin¡;::;! di\!er~~ r:;!np'~ of ~.€Mil1r: fp.atllre5 ill the 1(il1cl:=,c:;![)p. will encoul'<~p'e olltClom inter'action, AÇWMA MULTIFAMILV GREEN BUILDING GUIDELINES A:,rl! :.i[)04 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~._- - - - - - - - - - - - - - - - - - - - - - - - -------- ... - - - - - - - - - - - - - - Jirecliorls and have 1::1 clear view of transitory areas on site. PEDESTRIAN PATHS Pathways CDrHlect people to eact1 other and H1e surrounding environment. Pathway design is integral to landscape design and building placement. and should be considered early ill the design process. me.f~1' t() the p,I"AAn building l'imef¿¡ble in tf,r:: Guideline,:;' inlrudlldioll lor <J ':;1.I!{lfllilry ul wlwrc each measure fits into the ol/Erall design pr!x:f!':;::;.) Design pathways to accommodate the wide range of people and equipment that will share the patl1S, bikers, walkers, strollers, fUrrliture movers, shopping carts and morc. Having adequate space will encourage r~sid~nts tD spend more time socializing, even if Ð bicyclist or moving r:rew are passing by (PltiIJnin¡:; I~ DP.sign: Mp.asu(p. ()4-Design tor Wiilklllg iJlld U¡r.;yd!{lg). Where paths intersect, place benches, bQuiders and otller elements to encourage people to linger and chat. Sand boxes, for example, ate a good place tor kids to play while adults talk. OUTDOOR "ROOMS" Lay oul the site g[J lhat buildings form outdoor spaces or roOIllS, These spaces or rooms can then accammDdate a variety of uses. Take advantage at the Bay Area's mild climate and extend small rcsidential units by connecting directly to patios. porches and otller outdoor spaces. Locate windows and doors of the surruurlding units so that they look out onto thcsc spaces to enhance safety WI<'ll1l11l1g & UC~'IJ::fI: MCi.I~lIIU Vb OO$if{¡I (or $::dNV)· Design areas where residents carl garderl Or have potted plants ncar their hQme~. Patios with low fences encourage interactions with passersby, STREETS SorTIe rnultift:lrnily projeds will ~1alJe streets or roadways tllat can be designed to encourage walking and biking. Studies SllOW that people living on streets witll low vehicular traffic have up lo lhree times as many neighhorhood friends and acqu<:Iif1tam;es than those living on busy streets. I'raffic-calming methods like narrow, meandering streets and adequate walkways help gel people oul of cars 8nd into the community (P/¿Ullllllf,; & ()~.~.¡p,11! MI'!.;,surA ()4 [)A.~i¡'7n t{Jr w',lking and Bir:yr:/ing). ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES ^p~iI20()4 Code Cºnsiderations Local codes SUCll as zoning, parking capacity and fire departrnenl access may affect the design of social gathering places, If a local code is in conflict with prderred strategies, consider discussing this issue with local offícials early in the design process. ,'',',,'',...,.,, ,:~2~ Considerations for Residents Occupants benefit from increased aCcess to leisure activities that promote neighborhood cohesion. (''''''''''·'''1' ,,1..,,11 ""I ¡I'"''''::III'''"). ,~,,,, 4""" ,III"" ~s!and Cost_Effectiveness mI!DIrm TI1ere is evidence tllat neighborhQods ___ with a strong sense of community ~ " an(1 witll walkable access have higher property valtJes and <:Ire attractive to homebuyers. Designing for social interaction should not add significant costs to a project. 1"''''''''''''1 '\,,,,,.,~..I Pl I" ("'" 'i,,,,,,.1 ) Resources Project for Public Spaces: http)/pp5.0rgllbuildings >!- Local Government Commission fact sheets: www.lgc.org .. Affordable Sustainability, www,horneasta,org " U.S. Department of Housing and Urban Developmenfs Affordable Housing Design Advisor: www,designadvisor,org PlA.NNING & DESIGN: MrN,lJlH ()~) 1 'A(;~. 17 -------~ ., I"J '., I~'Y'-~ I '-, "~.. _.,-......... ,.:;: ""."" .......'-,. (,¡m,... ,~IH".I <,.J In J) G) -7 ...::':"""""'" PACE 18 DESIGN FOR SAFETY Design Buildings and Landscapes to Promote Safety WHO KEY BENEFITS v Df!vf!l()rJ~r/PM ¡ HeöltllllFQ V Architect ..¡ Builder ;":'1 ¡ O&M ..¡ Resident Satisfaction ..¡ l::1uildillg Manager DIVISION 2: Site Construction Recommendation Design buildings and landscapes 10 deter crime and pmmolp sarply. DescriptiQIl While It may be possible to deter crime with tall fences. video surveillance <:If1U bright lights, these elements also deter outdoor play and neighborliness. They should be used only when absolutely necessary. rhe most secure comrnunities have design elements 1I1at foster ratl~er tllan discourage !1uman interaction. Most experts agree that creating a greater sense of community in residenLial areas results in sMer living. Strategics for promoting safety include encouraging community interaction, controlling i':Iccess 1.0 the site, crei:lLing corTlfortahl~ conversation and 5cating areas near huilding entrances so that people can keep an eye on their neiglllJorll0od, and reinforcing the territorial ditterences between private and public areas. Benefits Sate Elnd attractive exterior spaces benefit Lt1e cornmunity in many ways. Walkablc places improve public health by increasing exercise opportunities for residenLs. Vibrant ~paCC5 draw people together, which enCOlJragC5 neighborly interaction and can deter crime. Application Appl icable to all projects (fur IfIIUfllliillUf! UIIIIIIXl'rJ-U~C dovOlu¡J!IIUIII, building placement and ofientation, planning for walking and bicycling, .~()cia¡ J?arhAring pl{iCe$, i=m(! Ilfi/J(!fi/isrJ) prevention, .~(~e ('/imniJ1R .& Uosif,'n: ML·¿t~UfC 02, OJ, 01, 05 ,md 07). PLANNING & DE':SIGN: MI:.ASUIH. ()(-¡ .------------ ---------------- Desigrl.[)~JaJl~ . ENCOURAGE COMMUNITY INTERACTION Create visual connections between interior and exterior spa\.es. Design urlits so 1hat kitchen windDws IDok mila prominent circulation paths. Living rooms can overlook streets and other outdoor spaces. rr~ate semi privat~ outdoor spaces. Take clues frorn successful patterns In the slIrround,ng community. Porclles, balconies and even a front door area slleltered by a deep e8ve provide cornfortable places Lo sit When rcsidcnt:; kecp an eye on their neighborhood, crime m;3Y be significantly deterred. Create pUbiic gathering places. A big flat rock at an intersecti()f1 ur two or rnOre p8Lt'is, for exarTlple, <:ILLracls more people than a bcnch. A \.ommunity gardcn or a low sitting wall near a play area also helps promote a sense of community. TIlese gathering spaces should be easy to supervise rrorTI Lhe surrounding uniLs. Retail space in ¡-nixed-use developments increases dayLirne activity and generally improves security (Planning '-~ rJe$Ip,n: Me~.sure 0;·") Mi)(e(1.(fse [)Allelo/Jments). CONTROL ACCESS TO A SITE Provide higl11y durable hardware at ail common entry doors. Broker¡ doors can cornprornise security and reqlJire \.ostly repairs. If a r~c~ption arp..1 i:, lo\.at~d near the ITwin entrance, provide a clear view of visitors by properly positioning the reception desk and uSing adequate vision gl<:iLing. Make all entrances to the deveiopment I,ighly visible. Main entrances should be prominent and clearly vISible from the street and COOlmon areas. CllIstcr common indoor areas-sucll as lobbies, rnailroorns and laundry areas--··around main entrances to help define tile clevelopment's access patllways (S.v~IL'I!I~: MC¿I~;vrc 18 Centf<J1 L<Jundry). Control public access to exterior \.ourtyard5 and play structures, particularly in dense urban environments. Residents wi II be more i ikely to use the outdoor areas if Lhey are seCure. Break up parking lots into smalier. localized lots tl1at reduce walking distances to unit~. Design windows in kitcllens, living rooms, dining rooms, and other well- used spaces 10 look out on parking lots and oper! areas. Clcarly mark all vi5itor parking spots and Illakc them easily visible. In belnw gri':lde or enclosed parking strlJcturp.5, provid~ a limited nllmber of entryways. Illese SllOllld be well-lit and clearly visible to passersby and residenLs. EliminaLe potential hiding spots that are out of view, such as dark and enclosed stairways. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April /()(14 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · __~___________nn. DESIGN FOR NATURAL SURVEILLANCE Provide windows tllat overlook communal areas and hélve a line or sight to slairways, play areas, and other potentially (Jn5een spot5. Oesign b~lc()r1ies tD look out on common areas. Visitors standing outside a unit's door ShOIJld be visible from ir1sid~ the unit, ever} for children. Design 18rlJsc:apirlg lo allow for surveillance. Keep ~hnJhs and hedges to less than :1 feet tall near huildings to prevent people from hiding behind them. Consider planting flowerbeds underneath windows so that sorneun€ stärlding in them louks suspicious. Burglar- proof plants, such J5 thorny bush~5, nCi-3r windows and doorways are 81so Ilelptul. Trim tree bmnches up to 6 feeL off the ground to increase visibility around trees. Lighting helps with surveillance and satety at night. Lighting docs Ilot have to be bright, blJt it shDuld be uniform. Remember to sllield fixtures (SY'.i/(:rn~;: Mr.:.'ij;'UrC 14 Light Pollution Reduction). Consider lIsing occupancy sensors Or ptwlocell cuntrols on outdoor ligl1ting to save energy (SY.~tAm.<;.' M~,"!.<;UI'A /.9 Hi¡;;h-Fffi6AD¡:Y I igl1til1g). ..._"'''''._".,..,_._'''''''._''...,~~'''''. ...~_._.""'.._- -.....---"....'\ I !Ie clJurLy,mJ ,-,ll3eLly Arm G;jrdurl~ !I<.I:> rn<~ny (~lcr'!lQIÌLs fOr natural ::;urv~illi:H1C\!: bõJlconi\!s Hli:lt luok towmd iJ cl:rllr<J1 ¿Irci.1. bCrl!.jll:~ lo encourage leislJre time, and proper site ligrltirlg. PROVIDE TERRITORIAL REINFORCEMENT Gates and fences are one way to discourage trespassing, but landscaping and other attractive ViSlIÐI cues may be better w(jYs to help differentiate private from public areas. Dcsign building entries to promote;3 feeling of QWf1trship. Steps, fences, paH1ways, ligl1ting and overl1angs can create a transition space bctwecn public ¡md private ar~a5 in low-density hOLlsing. In dense buildings, various strategies carl be used to cre<::lte i:I buffer between public spaces and privtlte lJnits, slJch tlS providing relief in interiDr corridors at unit entries, creating a recesscd dOQrway with ;3 small overhang rar <:I porct1-like entry, or distinguislling the unit's cntry with a special light fixture. Areas without these buffer zones may seem unwatchecl, Wl1iclì may encourage crimc. ACWMA MULTIFAMILV GREEN BUILDING GUIDELINES ^:',r"l1 ;·'()()4 .- - - - - - - - - - - - - - - - - - - - - - .- -~t"'-1 ':...,./ MAKE MAINTENANCE A PRIORITY To ettectively providc s<:Jkty, a building and its grounds need to be well tended. Maintain landscaping and create good storage for bicycles and children's toys on the ground floor. Promote good housekeeping of cornman äreäs, and locate the janitor closets in convenient places to make it easier to do regular and special rrìi:linLenance. If graffiti or vandalism occurs, remedy the situation quickly to discourQge repeat incidents (PliJrlfll!ll;;& V~~~;If{n; Mf!,~5(Jff! 07-.. Vandalism DP.terrence and Management). r"~'''-' "'"". ~"'~, " ,,," , ~'~~',~ ,.' .¿:_",,, :t~~:~ :::.~ ""-"", : I' ! .\... ,~ Code Considerations Lighting requirements W~rlerally stipulate a minimum and average tootcandle level for outdoor areas. Funder':,; Dr t;ities rn<3y t1ave requirements for entryway designs or security features in crimenridden neighborhoods. The recommendations presented 11ere wíll enhancc the security of any project that meets these other requiremcnts, CF' C-.. .. . -, ;. Considerations for Residents '·-7 ,¡¡'~ Reduced crime, improved relationships with neigt1bors, better community appearance and better quality of Iile. Cost and Cost Effectiveness EBIII'm May add some minimal design ~_ time and potentially some cost for ~. benct1es, overhangs and similm clcmcnts. To ~void incr~asjng cost, use elements with dual functions, such as overhangs on south ~xposures. Prioritize site planning and mínirnize added features to reduce cosl. Resources » Local Government Commission has fact sheets on cnrrHTlunity design, traffic calming and safety; www,lgc.org '" U.S. Department of Housing and Urban Development's Affordable Housing Design Advisor, www.dcsignadvism.mg » Project for Public Spaces 11as excellent resources on designing ~eçure public sp<3ces: httpj/pps.org/buildlngs/info/how_to/seellrity PL.ANNING 8< DESIGN~ MI·M;UIH:. 06 :'AGE 19 - - - - -. "'n ,.) :> """."""'''":¡11 ....':;:::HI.'" ·'''7 .¿~. ~'''.'-:::;1' ...:::~. G-) R~o """-1 " ,~..,I' 'I·T"'": , . , f) ",''''''" :..,,1 ) .~::~: PAGC 20 --~. VANDALISM DETERRENCE AND MANAGEMENT Tips for Reducing Vandalism and Graffiti WHO KEY BENEFITS .¡ Health/IEQ ¡ Site/Community ;"'I'r' oJ Architect ::+,.., ¡ RIJilder ¡ Resident ¡ O&M ¡ BUilding Marlagl:!r ¡ Rf::!~i(jerlt SatisfactilH1 OIVI$101ll2: Site Construction, DIVISION 9; hrlishes Recommendation Take stcps to protect the dcvclopmcnt against vandalism during and after construction to reduce wasted materials and co~tly replacement. º~_scription Vandalism may occur througholJt construction and afterward, and can lead to early failure of building components. It IS also frustrating for residents and facility staff, and can lead to cosily repairs. During construction, reduce vandalism by monitoring the site and restricting access to areas prone to vandalism and graffiti. Once a blJilding is occupied, designs that promote interaction among neighbors, walkable areas, and good maintenance will lessen vandalism (rormoreaboutdesigning for walking and bicycling, social gathering plar.es and .saff!ty, Sf!f! Planning & Design: Meli~fJrf! ()4, 05 and n6). Benefits Dcterring vandal ism results in cleaner, safer communities. Quick response to incidents will increase residents' morale and dìscourage future vandalìsm, Application Protection against vandalism applies to every project, and is especially applicable in crime-prone areas. PLANNING & DESIGN. MEASURE 07 . .. -- - .- .- - ... - - - - - - - Desi~n Details DURING DESIGN Many physical features that contribute to a project's sense of place can discouragc vandalism. Create clearly marked access ways will1 good lighting and physical barriers to prevent hiding spots. Provide views from eact1 rcsidcnti;31 unit. Provide r.!early mark~rl anrl r.entrally located entrances with good I ightlng. Design landscaping to deter vandals. (PI<:Jnning & Di:."jlgn: MeiJsure 06-Design for Safely) Some specific vandalism control strategies are, » Provide a con$tructive outlet for youths. Most vandalism is caused by teens and young adults. Providing basketball courts, parks, and walking and biking access to activities are good ways to encourage positive behavior. » Use durable and vandal-proof materials. The most vital points are walls, windows, doors and entryways. »» Walls. It can be difficult to remove graffiti frorn porous sìding materials likc stucco. Fiber cement, aluminum and composite siding can provide a better defense against graffiti (8tmr.tIJrp.: Mp.aslJl"f! In-Ourable S¡urng), Avoid large! clear wall areas that invite graffìti. Design staggered surfaçes instead of smooth and flat ones. Alternatively, encourage children or local artists to paint murals in these areas. »» Windows. Unmonitored windows may attract vandalism more than wlndews in visible locations. Also, consider using raised-floor construction Or otherwise raising the heighl of ground-floor windows to put them out of easy reach. »» Door:s;/Entrie:s. USt high quality metal or solid core doors with durable hardware and locksets, especially in remote areas on the site. Entries should be well lit, with shields or valances to reduce light pollution (~v$IOfll~;: MV¿1I>lIfG 14), motion sensors, and steps or pathways to 11elp distinguish public frorn private loneS (Planning 8. DeS!'gr1: MeasfJ{f! 06 Desip,n for $afety). » USe darker paint on walls, Darker paint, especially at ground level, helps di5çourage vandalism. Also, it is easier to paint over graffiti on dark slIrtaces (gratfiti may show through light·colored pi':lint). » Use anti-graffiti coating. On surfaces likely lù attract graffiti, apply an anti'gri':lffiti coating, which is usually a water- or oil-based clear coat that can be casily cleaned. ;.¡ Protect walls with landscaping. Plants slJch as vines and fast-growing creepers are an economical way to protect walls and fences against tagging. However. rodtrlts and ()ther pests can be a concern when vines cover walls. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April 2001 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ ON THE CONSTRUCTION SITE [orly involvement of tile commllnity with the prawct con help µrolecl againu graffiti, theft, trespassing and vandak,llì on the construction site. Neighbm5 arid community groups witll a stake in tile development are Illorc likely to pay attention to a("Jiviti~s on the site. Neglected äre<::lS invite disrespecL and crime more 1I18n clean, well·tended spar.es. Regularly deem job siles ;:H1d provide adequate pllysical barriers around vðndalism- prone areas, SLlch as back walls and alleywÐYs. POST-CONSTRUCTION Create a vandalism management plan to counteract damage that may occur. Remedy <:::H11 Vc.Hldé.llisrn and grattlti witllin twenty-follr 110UrS. Show clear ownership and pride irl the develuprnerll by conducling regular maintenance and cleaning. When cleaning up graffiLi, use t~1e least toxic means available. Use stäin-hiding painls for covering graffiti on wood and walls. Harsh cleaners m;::¡y h¡~ needed tD cle<:H1 porous surfaces I ike brick. This job site was not vandõllized, but illook:; ,'~ ltlOUg~1 il could II<wc heen. A r.le¡:¡n and well-m¡¡ir1lained site <Hid !Juildirlg dl~cüLlrt.1gc:..; vi.lIlcli.11t; ACWMA MULTIFAMILY GHEEN BUILDING GUIDELINES AJl"il 200,1 - - - - - - - - - - - - - - - .- - - - - - - - - --------- Code Considerations SorTie jurisdiclions rnay have anti-bligllt ordinances that require cleanup of gr;::¡ffiti ¡:H'ld construction jobsites both during and after construction. Developers and property managcrs should check wilhlocal officials tor details. Considerations for Residents Occupants bcnefit from improved qu<:lIily of life, a more attractive home, and reduced crime. In the mid 19805, the New York Police Department found tlìat cleaning tllC graffiti off the subway trains reduced violent crime by more thÐn 80%. TI1C thcory is that r.rirninals äre less lik~ly to act when tl1ey are in an orclerly, well-kept space. "'.,., Cost and Cost Effectiveness I!IIiiEIIZ1:I Very cost effective. Most strategies ~~ do no.t add cost bi.:yonrJ standärd ~~ practice. Resources --...-... City of Oakland's graffiti abatement 110tllne: (blO) 238-1703 City of Sioux Falls, South Dakota graffiti brochure (download Planning & Oesign, MeasureF file), www.siDlJxfalls.org/healtI1/rnedia/graffiti.Planning & Dcsign, MeaslJref State of Victoria (Australia), Department of Education has useful tips for preventing graffiti, vandalism and othcr crime~ www.sofweb.vic.edu.au/ernerg/crimprev/ index.l1tm F'LANNING & DESIGN. MEASURC 0'1 f'A(,1 21 'I,. r'- "'11':::' ,~ """7 ,<:::- -7 ~- -7 .c._ G"J (,);J ,I"" r-, \,~_.", rr' (rJ ,("-' ~"J .J -'7 0(.,._ PM1[ 22 ~----------------- LANDSCAPING Create Healthy Landscapes, Build Healthy Soils and Reduce Waste WHO KEY BENEFITS Ý Developer/PM 11'1 ..¡ Site/Community ..¡ Energy Efficiency .¡ Water I:.ttlciency .¡ Material I:.fficiency ,. O&M .¡ Resident Satisfaction ,ii:::,li:;',:,',," V Arctlitect V Builliirlg Manager Recommendation Work with the natural ecosystems of the San Francisco Bay Area to foster soil Ilealtll, reduce runoff and pollution, prevent and reuse plant wasle, and conserve wal.er iJrld other natural resourccs. Design, construct and maintain hcaltllY liHldscapes whilc sustaining rcsources and protecting thc cnvironmcnt. Descri ptio_1l Conventional landscaping often relies on large lawns. non-native plants, abundant irrigation and 11eavy Lise of synthetic fertilizers and pesticides. It also requires frequent mowing, blowing, lrimrning and removal of plant debris. These practices destroy beneficial organisms, consume signiticant resources, pollute air and water and deplete soil of organic rTlätter <::Ind nutrients, degr<::lding soil health. The result is an increased production of plant debris, Increased dependency on fertilizers and irrigation, as well as greater storrnwater runoff, erosion arId pollution of the Bay. The Alarneda County Waste Management Authority's Bay Friendly L.~nd.scaping G'uidGfines describe an integrated solution to these problems. The seven principles tor Uay- f'riendly Landscaping are, " Landscape Locally. Understand and consider tile native plant communities, climate, soils and topography of the Bay Area. Land.cape for less to the Landfill. CI100se appropriate plants and reuse plant debris and oU1er rnaterial5 onsitc, PL.ANNING 8. DESIGN: MEASURE 08 " Nurture the Soil. Feed the soil, not the plant, to encourage soil flJnctions such a5 nlJtrient cycling, water holding capacity, disease suppression and polltJtant removal. > Conserve Water. Create drougl1t-resistant iandscaping and use water efficienlly by dlOosirlg <::Ippropriate plants, 50i I treatments and irrigation systems. Conserve Energy. Choose eqLliprnenl carefully and design to m[)(':lerat~ huilding temp~ratlJr~s and r~duce the heat island effect. Protect Water and Air Quality. Use integrated p~st management. and choose plants and equipment that protect the qlJality of our wat~r and ~~ir. Create Wildlife Habitat. Create environments that provide häbital for wildlife by diversifyirlg landscapes, rmviding water and shelter, and replacing p~stic.id~s wltl1 beneficial organisms that keep pests under control. Benefits 8ay-Friendly Landscaping works witl1 nature to build healthy 5()ils, r~duce waste and protect P-GOsY5terns of the Bay Area. ßay-I'riendly Landscaping is also good business. In many cases, implementing the practices recommended In ACWMA's Guidelines can, Keduce labor, water and chemical costs Prevent plant loss and replacement expenses Reduce hauling and disposal fees , Protect worker health and safety Meet the needs of the owner and community by creating aestl1etically pleasing, functional and low- maintenance landscapes !l!l?!ication ____..___..._n_'._. All multifamily developments. Design Details When applying th~ Bay Friendly [(,ndscaping Guidefines' seven principles, use these environmentally sound practices; Landscape Locally. EvaltJat~ c.limatc, exposure and topography, assess the soil and test drainage, survey and protect tlora and tauna, conSider tl1e potential tor fire; änd leam äbout locäl, nätural plant communities and use them as modcls, » Landscape for Less to the Landfill. S~I~ct pl¡:mts that match the soil and microclimate, grow to their natural size in the space allotted without shearing, and aren't invasive; grasscycle (wIlen mowing, leave grass ACWMA MULTIFAMILY GREEN BUilDING GUIDELINES April 20Ctj · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~ .. - - - - - - - - - - - - - - - - - - - - - - - - - .- - - - - - - - - - - - clippings on tIle lawn to decomposc and feed the soil); produce mulch from plant debris and compost landscape debris; pflJn~, water and fertiJiLe selectively and judiciously; and use recycled content materials or salvaged items in designing !lardscapes. (f-'f¿1fI1II1Ii;; ~ De.siR!): MeF!,~lJrA l:ì-RAr:yr.!in¡:;C(¡IIAr.tion, Planning & Design: MUiJ~urL' lIJ-h'l..'cyc!uJ r'fI.)rJl!d~, wid f I 8 HGc/¿ìimM MMeti,ì/S) 'i> Nurture the Soil. r~cmovc and 5tore top~oil during constrllction¡ protect the soil trom compaction; defend ägainst erosion; amend the soil with compost before planting; grassr.yr.le; mlJlr.h existing plär1tirlg beds regularly; aerate compacted soils: feed soils naturally with compost Or corn post tea; and avoid or minimize the w;c of synthetic fcrtilizp.~ and r.hernicäl pesticides. (þ'liiflfllflj;; & Lk~',jlj;;lI: MG¿I$urG 10 StormwMer Mi7l1iìf{t~l1lelt) » Conserve Water. Usc compost ;md mulch to r.reate drought-resistant soils; select California natives or Mediterranei:lrl plants; rninimi¿e lawns; implement hydrozoning (grouping plants by their water needs); design tor on site rai nwater collection and graywatcr use; install and maintain higl1-etficlency irrigation systems; install a sepi::lrate meter lu monitor water use in large landscapes; water according to nce:d··-·makc every drop of water count; and request an irrigation audit. , Conserve Energy. Moderate building temperature, by planting Irees that provide shade and wind breaks; reduce the heat island effect by creating shaded paved areas; shade air conditioners (but do not block their i:lir flow): design outdoor lighting carefully; choose and maintain cquipm~nt for fucl r.onservation; and specify local products and supplicrs. ($Y.,tAlnS.' Me.i.5111~ /4··-1 ip,ht Pollution Reduction! PliJrlning & DC',j/gn: MG¿lsuru U:-L. CU~II !:;I/V) , Protect Water and Air Quality. Use integrated pest management to prevent and control pest problems¡ eliminate decorative Itlwns thät require. high inputs of water and chemicals¡ keep soil covered: choose and mainbin equipmenl care-fully; minimize impervious surfaces; plant trces; amend th~ soil in beds with A vihr.'lnt 1';lI1rl~.(":¡¡p," fo:=.t,"r~. prirlp, ¡¡mong rp.:=.id,"nts. ACWMA MULTIF"AMILV GREEN BUILDING GUIDELINES Avil20011 compost before planting¡ keep organic matter where it belongs on the land, not in tl1e landfill¡ maintain irrigation systems; and dcsign a system tD ci:lpl:ure and treat sturmwaLer and irrigation runotf. ^' Create Wildlife Habitat. Divcrsify landscapes to resist disease and insect pests; grow Calitornia native plants to provide food and shelter for 10,,"1 wildlife while bringing year-round beauty to the landscape; provide water and shelter for wildlife; eliminate the use of ....~"-..,., ,- -' .r::',,_~ ...-"? ,'~:,~::,~" ,..,,) ) /.~.."," ",..1 ,,) L(ll1d5cape.,with n¡¡tiv," .'Ind ME'!diterri:lr1e¡m µ1i.Hlbi rl:l..ulrt.: IIlllu ur' no HrI);<ltiulI oncû establislled ~nrl provid," ¡¡ !;,"n:=.!! of thp. s!!asons. pesticides by fostering beneficial organISms to keep pests under control; nurture soil life with mulch and çompost; and conserve or restore natural areÐS. Code Considerations Some communitics have Itlndsci:lping requirements that discourage or prevent environmentally sound Itlndscaping practices. Wnrk with Planning Oepartment stoff to explore exemptions from these local reqlJirernents, especially during the Design Review process for new construction projer.ts. Considerations for Resident~_ Avoiding rcsidenb' exposure to pesticides is an important benetit to occupants; children and pels who pli:ly uuldoors and corne in contact with soils and pl;3nts are cspeç;ally vulnerable. Pesticides are also easily brought into tile home and depQsited on floors <::Ind carpets vic.¡ fool traffic. A healthYI vibrant landscapc presents a positive image to the curnmunity and fosters pride among thp. building's residt:nts. C()rTlposLing and other community gardening cffort5 carl encourage community interaction, and teach residents about 1I1e effect of their actions on thc local environrnerlL. pLANNING & DESIGN: MEASURE 08 "'AGI 23 .- ..~-_..._----_..... --.---..- r"'- Cost and Cost Effectiveness Billa Designing and constructing a Bay- _..- Friendly Landscape does not have ~__ to cost morc. In fact. significant cost savings. can be achieved over time by: reducing labor, water <3nd chernir::al costs; lowering plant Inss and replar::ement expense; reduGÍng hauling and disposal feesi and preventing or minimizing damage to fencing, sidewalks and otherhardscapes. It is Important to tind a landscape arcllitect and maintenance company H1al understand and can implement the seven principles of Bay-Friendly Landscaping. '''''''"'"';1' .,......' "", .....~ I""""~""", i~III",.J ) C~lt!cki2r::;put butterfly on native yimow pl;:¡nt. ¡'A(.;t 24 PLANNING & DESIGN: MEASURE 08 .. -- .,-_. -.. Resources ACWMA's Bay-friendly Landscapfl1g Guidelines, as well as 011,", ACWMA resources, provide information on environmentally friendly larld~çaping de5ign and maintenance, Search tIle Materials Database for prodLJd informalion: www.multifam i Iygreen .org (510) 614-1699 .,., UC-Davis Statewide Integrated Pest Management Program 11as numerous online resources; www.ipm.ucdavis.edu > California Native Plant Society has information about native planL www.cnps.org " California Integrated Waste Management Board provides irlf()rrni::ltion on resource-efficienlli::lrldscaping and links to rciated sites, www.ciwmb.ca.gov/Organics! Landscaping » Sustainable Landscape Construction; A Guide to Green Building Outdoors, by J. William Thompson and Kim Sorvig, Island Press (2000). > Alameda County Water District offers busi ness water audits and landscape partnerships, www.acwd.org " EBMUD Water Conservation Division ofters free r.ornrnerciallandsc<::Ipe irrigation i:ì.udits, and irrigation upgrade programs: Email;wfrcserv@ebmud.com www.ebmud.com " Zone 7 Water Agency (servi ng Livermore-Amador Valley) has tips for landscaping and irrigating wisely. Go to www.zone7w<::Iter.com/conserv<::Itiof1.htmland clìck on Conservation Connection, AÇWMA MUL.TIFAMILY GREEN BUILOINQ GUIDELINES April ;"(,)(14 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~- -------------------------------- - - - - - - - - - - - COOL SITE Mitigate the Heat Island Effect WHO KEY BENEFITS Ý Developer/PM vi Site Protection v' I:.nergy I:.ffiwH1CY Ý Arc [1 ¡teet / RI,Jilder .¡ M~Jt~ri¡:JI Frril~i!".ncy ..¡ Resident Sðtisf(J(:\i()n DIVISION 2~ Site ConstnJttion Recommendation .....-..--.- Rcducc the urban heat island effcct IJY " Using light-colorr.cJ paving materials willl i-HI iJlbedo* of 0.30 or grr.atN. » Installing open-grid paving systcrns. " Providirlg shade with lrr.r.s, ovr.rhangs ,md building elr.rnenls Iflat cOVP.rS 30% or more of all hmd surracp. paving. » Using a Cool Root (SlrlldurG'; Mé"it:;llfL' l:¿J, 'Tota! ,~¡"J/ar rAflP.c:ta:KA""""'fJr .=Jlbf,d()",,··,.j,~ Ihp. ability DI' c) fi1af'eri¿J/ lu rell~'ci 1)i."<'It i1fhjy (lOin Ib ~';!!diIÇt: ,111(/ uaÔ-¡ Into $P.¡r':'I,~. Desqiption Paved surfaces make up 30% to 40% of developed urban areas. and contribute to what is called the "heat island effect." I, ittle Slmlight is refleeted off dark asphalt, so its temperature rises tar above the ambient air Lemperature. As a resulL, cities experience temperature rises of as rTHJCh as 5°F above surrounding rural areas. Higller outdoor temperatures lead to higher temperi'3tlJres inside buildings, driving up cooling loads. The most ettective ways to reduce heat are to limit hard surface paving, provide shade and use light-colored paving materials. ACWMA MULTIFAMILY GRE~N 9UII..DING GUIDELINES Apr'il ;"()()4 Benefits Cool sites reduce air-conditioning loads, improve comfort and extend the life of paving materials. LighL-colored paving materials lc1st longer tllan darker surfaccs due to reduced thermal exp;:¡nsion and contraction. Citywide, air quality is improved beci':Iuse cooler air slows the chemical reaction tl18t produces smog. Application Cool site measures are most important in urban environments where large areas of asphalt and buildings retain Ileat and increase temperatures. Design De!ªil~ The most effective way to reduce thermal pOllution is to reduce paved areaS. P¡3ved areaS should not be Wl101Iy eliminated¡ children, for examplc, spcnd much of their play time Of1 paved surfaces. Nevertlleless, reducing paved areas can result in lower material costs and improved ecosystems. COOL PAVING STRATEGIES ~ Light-colored materials. Choose light-colored ravers, aggregates or top coats, preterably with a reflectivity at 0.30 or higher. Parking lots. sidewalks, roads, driveways and otller surfaces can have C()i':Itings or integral colorants added to increase reflectivity, Even I ight gray and tan cDlors may reduce surface temperatures by 20 to 40'f. ConSider using light colored concrete, or, if paving Witll asphalt, applying a white aggregäte as a chip seal layert or a ligllt-colored surface coating such as a zinc oxide slurry mix. Open-grid paving systems. Install prefabricated concrete or plastic paving systems. The openings can be filled withligllt-colored gravcl to improve reflectivity. Alternatively, grasses or other groundcover can be planted in th(~ Qpenings to provide cooling lhrough evaporation wllile "Iso retaining and filtering storm water un site. ¡¡. Granite or crushed rock. Use decomposcd granite or Dther compacted crushed rock instead of asphalt for non-handicapped parking stolls and walkways. Gravel reflects and sheds 11eat better than paving and is preferable for storl1lwater management because of its porosity (Planning & D&sign: M~'<J':>l!r'-' lU Slormw¿jlCr M¿jf1¿'f,Oment). >!- Concrete and concrete pavers. Standard concrete mixes can be used to achieve a high reflectivity. Choose nonporous concrete blocks with ligllter colors, such as light gray, beige Or tan. PLANNING & DESIGN: MI,-AWln OY ~-''t'"¡ ;,-,,: ."''''~ .~., 2: ~II L....,. ~~·;;'IP <h_ (;) ('>:_J ;,.. r~'--']i '''~." !--.¡ \...1 ) '''-... LJ --;;> ¿.." l'At';f 25 "D r"- ""\" "",,> '7 .,¡(_."o,... z '~~":~::~~ .~:~~"-" ."._"'. ~~ .) (" I,~"<) ,. r--1 .........",,"" r'T'1 t' ,I~''''hlll ~,.",I ",I G) ~:~~:~: ~Wì[:i!6 . ~- - - - - - - - - - - - - - - - - -.-... ...-- Resin modified emulsion pavement. For developers looking to try something new. these products are an alternative to asphalt. They use clear binders made of tree resins instead of petroleum products. I ight- colored aggregates suspended in the resin as cOloring will increase reflectivity. SHADING HARD SURFACES Shade 30% Or more of asphalt areas to greatly reduce surface temper<Jtures. One of the best methods is to plant trees, Wllich provide shade and cool the air through evapotranspiration. Here are sOme recormnendatiOr1$ for shade trees (for relMo(/ informatior), $¡;V) Þ'I,~n¡)¡(¡f{ & OeS'IRn, Me8$ute U8 Li1lld:;c¿Iping); C.bJlate shading by estimating the diameter of the tree crown after five years. Select trees that are appropriate for the site In terms of soil type, water use and exposure. Choose trees that will he allQwed to grow to their natural shape and size in the allotted space. DQ not allow smaller-size substitutions after the plans have been approved. Ensure tro", are actually planted and that they arc not removed atter planting. Trellise5 and other architectural elements can also provide shade (Planning & Design: Measure 03-Building Plùcement ilnd Orientation). Covered pärking spaces shade carS änd make a convenient place to mount photovoltaic panels (Systems; MCiJ$llrC 1 b Ur¡~11L' LlL'Glm:¡I.'l (ir.:flUfij/¡ÒII). Slrt!€ts with trees provide natlJr¡¡1 cooling on hot days. PL.ANNING & DESIGN; MEASURE 09 Code Considerations ----.-.--..------.... Some jurisdictions may require that hard Sur race material5 have a minimum reflectance value to reduce the heat island eftect. Some municipalities may also have ordinances that require a minimum number of trees be planted in parking IQts. Check with local officials for preterred tree species. Considerations for Residents .__. .__._..._u_..__..__ More comfortable outside environment, better air quality, reduced car temperatlJreS in parking lots, (,Inri marginal reduction ot cooling costs. Cost and Cost Effectiveness ___...__... _n_......__......__ ____._ IED_ Costs vary greatly. Adding colorants ~~ and pigments to mixes of concrete ~.... and asphalt docs not generally Increase costs. Changing aggregate colors is also typically not expensive. Concrete is considerably more expensive than asph;:¡lt. Resin modified emulsion pavement is more expensive than concrete ill small quantities. Resources California Energy Commission, Cool Strategies, www.energy.ca .gov/coo Icom m lJ n ity/strategyl coolpave.html American Concrete Pavement Association: www.pavement.com lEED guidelines for shadirlg n()nrcJof surfaces: www.usgbc.org Lawrence Berkeley National laboratory's (LBNl) Heat Island Group: http)/eetd.lbl.gov/Heatlsland " Building Green, publisher of cnvironmental Buifdini? News, has information on cool sites: www.buildinggreen.com Collaborative for High Performance Schools (CHPS) Best Practices Märlual, Volume II Design, has details about cooi sites: www.cI1pse.net ACWMA's Materials Database ligts products tl1a1 CQrrespQnd with thi5 measure: www.multitam ilygreen .org ACWMA MULTIFAMilY GREEN BUilDING GUIDELINES Aplil2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -IB!I!IiI3IJ.QJ- - . - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - STORMWATER MANAGEMENT Strategies for Retaining and Treating Runoff Water WHO KEY BENEFITS ..¡ Developer/PM v Site/Community v' Ard1ilecL ..¡ Ruilder V Wõ:Her Ffficiency J O&M ..¡ Building Marlagf::!r 02630~ Storm Dr'¡.)irì¡.)g~ Recommendation Dcsign pcrlllcablc paVclllcnt surfaccs and treatlllent systellls to control storlllwatcr runoff and Illlnllllize pollution. Description In an average IJndi5turbcd landscape. only 15% of rainwater leaves tile site tllrough surface wElter runoff. More tl1an one-U1ird moves into the soil where organisms break down !:Hld naturally filter pollulanLs before the rainwater reachcs groundwater or surface waterways. As land is developed with buildings, parking lots and other impervious surfaces, tWD rr1äjur ch8nges occur: » More stormwater runs off the site. On developed sites, as rTluch as 70% of all rairl arid irrigation water flows into waterways Ivia storm droins) without moving through soil. " Tile soil supports less microbial Ido and is le55 ablc to filter harmful chemicals out ot the little water tllat moves through the soil. Waterslled quality decreases rapidly wilen the total impervious areä exceeds 10% of a site. Pollutant load also increases. One acre of parking lot, for example, collects as much as tour gallons at oil. gasoline and diesel fuel each year. When rainwater runs off the parking lot, these pollutants end up In our waterways. Otller pollutants include pesticides, tertilizers, pet waste and slJsperlded sDiI particles from poorly vegetated ground. Steps can be taken to increase stormwater retention on site, which reduces runoff and pollution and helps filter and treat stormwater. Tile tirst step is to minimize impervious surfaces through landscaping practices ACWMA MULTIFAMILY GREEN BUILDING GUIOELINES Apr;~ 2004 and usi ng pervious paving. Another step is to design features into the site that chäf1nel runoff to swales, porous surfaces and Ilolding areas r('lfI/)!)iI1R& (J~sip,!J! M~;:¡.~lJrf! ()8-I;:¡nd5í.;:¡ping). Anottìer strategy is to install systems that filter and treat ~tormwatEr as it leäves a sileo '~:I:'> Benefits Increasing porous surfaces decreases runoff and protecb the healtl1 of watersheds, creeks, wetlands and other bodies of waLer. Reducing runoff improves soil healtll beCÐuse it retains valuable topsoil onsite. Retaining rainwater on site reduces rtmoff and filters pollutants. Downstream engineering costs may be decreased <':IS well. "'::::;"~ ,,'-,~-,..... .c·"%',," ::\",,:i ,) (")ç )I~:::" " ' Application When building on l,mdevelDped sites (green fields), design tile site so that storm water rates and quantities are rIOt increased from predevelopment levels. r~lIlloff from the developrnerlt is either absorbed or captured on site through porous paving, bioswales, trenches ärld ponds. With prcviolJsly develDped siles, plan for no net increase in runoff rate and quantity, or ideally, a net decrease of runoff post-development. Storm water treatment in urban areas typically includes proprietary treatment systems because of limited space for natural filtering ¡HId sepära1.ion. :"'/"'ì '..", ,,I .""--\ ....... .,..' .,.P""" .,."~,~ Design DetaJ.ls Planning for appropriate stormwater retention and treatment Sllould be done a~ part of ärl integrated design process (~ce Ifle mirududlUlllu IM$u Gu¡(/(~Iilles), Consider the huilding location and ttìe surrounding environment carefully because they greatly affect storrnwaLer generation (PI¿mning & [N.:~lgll: MC¿mrru uJ Uuile/fOP. (,1{lcem~nt Mrl Or'ie!JtMion). To lessen stormwater impacts on watersheds, reduce the flow (rate "rid quanlily of runoff). and provide treatment through filtering and re1'entitHl. MINIMIZE IMPERVIOUS SURFACES lypical housing projer.ts have 25% to 50% impervious surfaces, or more. In most cases, alternative ~lJrfar.es can be used that allow rainwater to soak in, MallY porous surface options also reduce the 11eat island effect (PliJfIIling & Dl':>IJ;r!: MCiì~;'I.IIU 09 CI)(1I.)it~). Some recommendations are: » Keep impervious surfaCC5 to a minimum. Use porous surfaces, including permeÐble paving, and maximi7.~ ialldscaped areas to encourage infiltration. Asphalt and concrete for parking lots and driveways f:an be formulated Lo be porous altllough they may require more maintenance than tradition<':ll p<::lving choices. F'LANNING & DESIGN. MEASURE 10 ='AG[ 27 .- - - -. - -~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - .. ... .- .. """rJ ~-' I "']::"111 ,"" ~'";;;::H ,,,',,,,,,,.,,,,,", ..:;:,. ,:."".""",, " " """-, ~ \.J ./ (':\.I~'"·'I ,)(" "",,11 r·····J \""....,.0 rn en !'-:"', ,....' ,N "7 .0:::.._ PAGE 28 Note~ groundwater (:ontarnination issues from vehicle fuel and other pollutants must be considered. An experienced pavement engineer can assist with pollution controls, soil testing änd proper design. , Use crushed rock, gravel and mulch instead of Imd surfaces. . Install open-grid pavers with low-growing groundcover (Planning & Design: Measure O.9-Cool Site). )'> Avoid contiguous impervious surfaces so 1I1at the maximum amount of runoff water has ~Qme contact with soil before it exits the site. . . . "'"''''''"''''''''""'"".".~" ,'~'.""'~'''"~' --"-'''-''~'',"-'''''... .,,,. . .. ,-",--~-_..~.,~",,,',,"'"~- ~.,,,"'" .",."" "'~,,-'",."" SW<.II\!s are attractive land!',Care fE'!"turf!:S that ¡¡h~,orb and filtF.f stormwater runoff. redur.ing pollution. PLANNING & DESIGN: Mt.A:'-;lJt~1:. 10 . - - - .- bio5wales. I n dense urban areas, an alternative to porous pavement is ð vegetðted swale system that feeds into a storm drain, sueh as is used in some parking lots. Finally, consider additional treatment produc.ts such as oil/grit separators or oil/water separators for removing pollutants from stormwater. Code Considerations Water detention features such as ponds may be a concern where ellildren are present. Local municipalities r'r1<::1Y place new restrictions on storrnwaler discharge; check the latest regulation,. Considerations for Residents Residents may benefit from attractive landscaping, increased property value, and protection of local streams <::Ind waterways. Cost & Cost Effectiveness l!iIiIIIa:I:I Pervious paving surfaces can cost ~aa more than Ilard surtaces, but can ~1IiiiiIII sometimes reduce costly sLormwater treatment systems. Proprietary treatment products require regular maintenance and are more costly to operate than non mechanical systems suell as swales or ponds. Green roofs are potentially good for saving energy and giving a project a unique look, but are costly. Resources ...............-.- " ACWMA's Bay-Friendly Landscaping Guidelines and Materials Databasc: www.lllultlfamllygreen.org » Center for Watershed Protection= www.cwp.org " Environmental Building News (Feb. 2002), article on treatment systerTls: "Cleaning up Storrnwater: Understanding Pollutant Removal from HunDff", www.bui!dinggreen.cotll " Start at the Source: Design Guidance Manual for Stormwater Quality Protection. Oescribes techniques and c;onsiderations for the planning and . design phase of development projects. www.ci.san- ¡Dee .ca.u slpla n n i nglsj pia n/cau nte rlstormwaterl startatsource.PlanT1ing & Design, Measuref » The Concrete Institute provides information on pervious concrete and clay soils: lei, (916) 722-2035 ACwMA MULTifAMilY GREEN BUILDING GUIDELINES April XxH · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - ~- - -- -- ------ -- -.- ENERGY STAR"'- CERTI FI ED HOM ES Achieve ENERGY STAR'" Certification on Low-Rise Buildings WHO KEY BENEFITS ¡ Developer/PM ¡ Her,¡lth/IFQ 1"1 ;,1;,,' V rnergy r.ffic.iency ¡ Ar'c:hiled V [3lJ i I ("J (.~ r v Material Efficiency " O&M .¡ Resident Satisfaction .¡ ENERGY ST^R\~ Recommendation For low-risc dcvcloplllents (three storie;; or Icss), design and corr;truct home;; thai beiJl California's litlrò 21) t)y 15% or rnme 10 eiJrn tile ENERGY STAR'" certification. Perform d tllird-party verification of encrgy saving~; by d eertifiecJ HOllle Energy Ratcr (HeRS). Buildings consisting of four m more hiJbiliJble stories arc not currently eligible for ENERGY SrAR'" certifiCdtiorl IJe;;ign Ihese buildings to bcat Titlc 24 by 15% and tdke advarltdge of frce diagnostic testing by PG&F. De_scripJion ENERGY STARe is a ioint program at tl1e U.S. Environmental Proteçtion Ag~ncy (EPA) and Lhe U.s. LJepmtment of Energy (DOF.). It isa vollJn· tary program that strives to reduce greenllollse gas ernissiorls through energy efficiency. III - EN ERCY STAR" certification IS given to homes designed and tested to perform 15% better lhan 1itle 24. To participate ín PG&E's ENFRGY STAR'II.! New Homes program, hurnes in the Bay Area must receive a third-party Home Fnergy Rating System (HERS) verification. HERS veritlcatlon can be obtained through two providers recQgnized by the California Energy Commission (St"f.;' /i',=sCJuræs lJuI~'w) During a HE.nS home inspectiQn, the rater will: Perform construction and plan reviews " Cl1eck duct sealing with a duct-blaster test ACWMA MULTIFAMILY GREEN BUILDING GUlrlElINES April 200·1 - - - - - - - - - - - - - - - - - - - - Test tor envelope scaling/reduced infillraLion ttnollgh E\ blower-door test " Verify ACCA Manual-I) duct de,;igrl Verify refrigeranl charge and airflow measurement or thermostatic expansion valves (TXV) on spl it system cooling equipment Multifamily Ilousing projects that meet the ENERGY STAR(¡(I certification criteria are eligible for additional funding to help offset lhe HERS rating costs and increased efficiency measures. II'·".."·.... "r' ,.......... ,-:;:.."., ";¡..........,,... "'<'"-.';:;" ,,-- ,""-- ~"'~"=, ..:;...,,~,... ) Benefits :~'r'"! \ , """~'- The primary benetit IS reduced utility costs and illcrea5~d cDmfort. Another benefit is higher quality construction, a result of ~xceedif1g minimum consLruction standards with air sealing, increased insulation and high efficiency equipment. Other benefits include reduced greenhouse gas emissions, a result of using more etticient. smallcr heating and cooling equipment, and saving natural resources througll advanced framing. Benefits to the builder/develDper irlClude improved residenUowner satisfaction, higher constrlJctiorl quality CQntrol. and EN ERGY STAR'" marketing tools and co- promotion81 advertising opportunities. iT'1 1""'lllr'''''11 ¡"hi ",I )¡""Ji Appliçation A ENERGY ST!\R" is applicable orlly to low-rise (three habitable stories or less) multitami Iy buildings. Buildings must be indivii../ually metered to receive eG&E mcentives for HERS teMing. There is currently rI" EN ERGY STAR" designation tor higll-rise residential building,. Design Details ENERGY STAR"' certification etfarts generally fnGw, on five categories Df building energy efficiency; CATEGORY ACWMA GUIDELINES MEASURE' Reduced air infiltration SY~!I-!rrls 10 - Advanced Ventilation f-'r~Jcti{:~s 11J?,h\ ',I(H,:I::; Improved in::;IJI:::¡lini'l Systems 09 Duct EffectiveneS5 Structure 09 - IrlSIJIi;lIiorl Structure 05 Advanced FrafT1lrlB Design Structure 13 High-Performance WincJnws Systems 03 - High-EttíCIf;W':Y HI;~!I ing Systnms 07 - Avoid Air Conditioning Systerlls 08 - Hi¡.(h-Effic:i8nc:y Air Conditioner ~: rl!-!rl4y-¡.!fficif~nt windows En8r'p;y-cfficicnt heating cHi!) cooling equipment pLANNING & DESIGN; MEASURE 11 PA(~I 29 "1"-1 I,,,",,, ".'.J> '.. '"7 ,,~,~~. '~.-' " .¡(:'....... HW::';, ():::¡ I'~" ¡--l ....,__," r"lI" II (. ,""""¡ ,,,",,,,11 "" (""'" :>-._J ,) -"'".."::~ ~::::::::.., Iw:¡r' ~o ~--------------------------------------------------- Int.egrated Design Tt1e design team çan make.: FNFRGY STARlII; certification a central part of tile green building strategy by utilizing em integrated design <::Ipproach. This can ¡r1crease energy efficiency while simultaneously reducing costs for individual measures. Suggestions include: Orient buildings properly to maximi7e solar gain and natural ventilation (Pli1mllng & VC:i/gn: MC¿I:iurc U.]-BIJIIJ!II~ P/<Jcement and Orientation). Limit windows on the east and west walls to cut morning and afternoon heat gain in summer, <::Ind red\Jce heat loss ill winter (SY$"tor¡)~;': Mc¿~s'u(c 01 ¡";JS$ivC SOhtr Ill'ü/mg iJrld SYl2-D<Jyligfrting). Use advJnced framing techniques that place studs 24- inclles on-center and give greater insulation values to tile WEIll assemblies (Structure: Measure 05-Advanced Framing Design). " Specify sealed combustion furnaces witll high efficiencies that improve indoor air qUälity (Sy.stl"!ms: Mf!a.~lJrf! ()3-·-Hip,h ffficiellcv HeMII)?'), , Include non-ozone depleting refrigeran15 in high SEER cooling ~quipmcnt (Systems; MtWSWC 08 ¡-¡igll [¡f¡'cIone.\' !lit Condil¡u{fL'f wilt¡ AdV¿jrlc~d Rf!lr¡g~r¿j!lt). » Downsile on site cnergy generation nceds (photovoltaics, microturbines, solar hot water heating, etc.) by improving insulation. equipment efficiencies, lighting and mOre (Sy.>ten1.S! Me,9SlJrA}!i OI1.~ite¡::¡Aç(r¡(:¡tyGellerMiOIl). Code Considerations EN ERGY STARoo certification IS based on aChieving a level of efficiency above code requirements. In California, buildings three stories and under fall within the residential version of Title 24. Buildings four stories and taller fall within Titl~ 24's cornrnerciallhigh-risc rcsidential building requirements, and arc not eligible tor ENERGY STAR'" designation. In 2005 the Titlc 2~ energy standards will be revised to include higher levels at energy etficlency. The impact on ENERGY STAR" ratings under lbe 2005 Slarld"rds is not yet determined. Considerations for Residents People living in an ENERGY STAR'" home will benefit from increased cornfort and lower energy costs. Heating and cooling of the rOoms will be more uniform. High performance windows will keep heat out in summer, while duct sealing and ventilation strategies will help maintain good indoor air quality. PI"ANNING & DESIGN. MEASURE 11 Cost and Cost Effectiveness œmml FNFRGY STAROO-certified honles ___ have tighter building envelopes, -.-~ reducing the need for heating and cooling, i~nd th115 redlJcing operating cost5. To ensure lt1at syslems interact properly, some review and consulting in passive solar design and cncrgy simulation will probably I,e necessary. This should be part of an integrated design process to maximize benefits ann redlJCe first costs. The cost of a HERS rating varies according tD whether the rater performs vi5ual inspections or diagnostic testing. For the EN ERGY STAR" program, one modei in each building must be tested; subsequently, one·· in-seven sampling is posSIble. Fiatings done lIsing the sampling metllod cost about $150 per unit. However. if tight ducts or TXVs Dr! air conditioners are used for Title 24 or ENERGY STARoo compliancF., then alllJnits mIJ5t be verified, increasing costs. For muitifamily projects in PG&F territory that meet ENERGY STAR" criteria, the following Incentives are aV<:iilable to belp offset consulting Clrld di<:igrlOslic cosls (c:heck with PG&E for prograrn change5): Low-Rise (3 ,tories and under) Builder, $50/unit (LIp to $6,000) for HmS inspection, Architect or 11tle 24 Consultant $40/unit (up to $5,000). High-Rise (4+ stories) No cash incentives. Inspections are "vailable free of charge. Resources " ENERGY STAR· Homes: Tel. (SSS) STAR-YES www.energystar.gov/horrles " California Title 24 Bui Iding Energy Efficiency St.andards: www.energy.ca.gov/title?4/index.htm I " PG&E ENERGY STAR" Homes (for diagnoslic testing änd program eliarlge,), Tel. (SOO) 342 7737 cmail: newhomcs@pgc.com www.pge.com/resle nergy _tool s_resou rces/effic ient_ new_homes/i nfo_for _bu i Ider5 " PG&E multitamily energy etflciency training classes, www.designingforefficiency.com " California MUltifamily Housing Consortium: www.seii nc. org/rn fconsorti urn. htrn I HERS providers recognized by the California Energy Commission: California Home Energy Etticiency Rating System (CHEERS), tel. (SOO) 424-3377. www.CHEERS.org Certified Energy Rating & Testing Services (CaICERTS). tel. (91G) 9R7 9444, www.CMCERTS.cQm ACWMA MULtIFAMILY GA:eE:N BUILDING GUIDELINES Api'll ;'>004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~-------------- MOISTURE SHEDDING AND MOLD AVOIDANCE Avoid Moisture and Mold Problems WHO KEY BENEFITS \1 Developer/PM Ý hinder .¡ He,ltll/IEQ / Ardlitect / Builder 11",,'1 .¡ O&M Ý Rcsident Satisfaction DIVISION 7~ Thf!mBI Moisture and rrotection Recommendation Take precautions ta prevent the illtrlJsion of moisturc tlll"OUgll thc cxteriur erlvelope and to tlloroughly exllaust moisture fram batlll"Oorns and kitctlens. Description Install drainage planes on all wall surfaces, Witl1 flex wrap mound all windows 8nd doors. Help p.nSlJre that moisture drains away trom building clements by properly shingle··flashing all windows, doors and joints. Provide sufficient ventilation in kltcllens ond baths. Benefits Most major building failures and construction defect IÐwsuits are related to water intrusion into Lhe building's walls, ceilings and floors. Water intrusion can lead to rot, mQld and mildew, and may eventually result in structural and health problems. Most of these problems can be avoided by taking tile appropriate measurp.5 dlJrirlg de5ign and construction. Application All buildings. ACWMA MUL.TIFAMILV GREEN BUILDING GUIDELlNËS April :~001 - - - - - - - - - - - - - - - - .. - - - - - - - - - - Desigl] Details A It is prudent to have a waterprooring co[]sulLant review all flashing, waterproofing, roofing, and door/window sill details. The consulting fees will be a fraction of the r.Dst of remediation if one improperly designed or installed detail allows water infiltration. TI1e construction documents can specify that the contrar.tnr will hire a consultant and notify tl1e owner/arcl1itect of any details that require additional review. Most contractors are willing to do tl1is, since it can reduce their potential liäbilily for water infiltration problems. t·'··',·,·,,· '~t·.....,. -"" ",.., :"",1," ~;~;,:~:.:'J Drairl Builulrlg ~/~/~/""~..~~Of ..... >~ J lit ~DrCJirlSile .-..- 1""'"'·"·"'1, !~".,,: "",I Dr<.1lrl W;:jll To hp.lp prp.vp.nt rot and mold, (j¡:sigrl ¡mu curl'-,Lrud tlìC tlllilcJin~ :=.0 th;:..t 1110i~tIJrp. dr¡:¡ins away from buildirlg l'Icmunb SIDING AND FLASHING ¡:, Be vigilant during construction to ensure that there is an appropriate mOisture drainage planp. behind the siding arId over tl1e sheatl1ing. This may be accomplished in a variety 01 ways depending on Siding lype. Typically, USB sheathing is covered wilh a 110use wrap or felt paper. Sheathing Bullulrlg f-'ê1PC[ (drail1,3?,~ ["I1,3nf!) F'lANNING & DESIGN; MEASURr 1;'> I 'A(;~' 31 T:I il-- '"'- ~ ','.,"'1 ~.,r 4,.:' ,., "",~".) 'w::'''''' r'""1 "..."".", "~I~ PAGE 32 .. -~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - .- - .. - - - - - - - j;J''''''-!' .---" '.".'.'.'. I',:, ~ ...-n ." ~ 1_~.-,,,¡¡r¡1JIII j....- r'an fl..~~,;lìIrH~ optlúns, Ivr WIrlJuw i.uuj ulJur uµr.:rllrlgs irl frcHTI8 wiJlb. » Take special care with windows and doors to ensure that moisture behind the siding runs over the window flashing and drains to the exterior. ROOF AND EAVES " Extend the eaves at least 2 feet over walls to reduce the intrusion ot water on the walls, windows, doors, and at the wall-eave inter:S8ctiorl. » Design roof surfaces with a positive slope and shed water through gutters and downspouts away from the building at gradc, Siding installed 5uc:h th.=..t ? in. minimllm ~.paœ I'!}(i!)t~, between cnd 01 ,;idinp. ilnd $lu.Jmg nJul. Sldlflg r.:fld cub; se;::¡led Arlhp.!;ivp'menlbranc ~;trip flashing wider dUrrTlI..:r rüulirlg paper <.md lJrlder rn¡:¡in roof roofing p,::¡per / / ð/ Hoofing p<Jpúr Jri.1Irli.jge µIi.mu irl~l<Jllu¡J "~~lIrlglu tüstlitJn" Roofing r¡¡rp.r tllrne(~ Ilr.=..tdmmer Adhesive membrane strir se;:¡ling stP.p fl::!shin¡;: ro rigirl inslIlc.ìtiún wall Jrc.tillagl: plc.lllu Step flashinp, "woven" irILúsl,ingb; PLANNING & DESIGN: M£MurH:. .l? EXHAUST FANS » If fans are loud, residents may not use them or may even disconnect them. In bathrooms, install exhaust fans vented to the outdoors witll low sone motors to reduce nOise nuisance (look for ENERGY STARiJ\1 labeled exhaust fans). Exhaust fans should be connected to moisture sensors (humidistat) so that they operate whenever moisture reacl1es a certain H1reshold. With quiet fans, residents will barely notice this technology (for more (1) rnech,¡n!calventilatiop, æe SXSMiM: Mu¡i$uru lU Adv¿jr)ç¡)d Venl¡!illlUlIl-'riJI.:l¡cu::;}, Exhaust kitchen hoods to ti1c outside, not the attic. Kitchens produce a lot of moisture that can be delrirnentäl if not properly ventilated. In high··rise buildings, this can be an expensive upgrade because it may require a l-110Ur tire rated shaft to be run vertically through the building. Code Considerations Designing for moisture shedding is standard prar.ticp.; making sure it gets done properly requires diligence and some upfront design time. Considerations for Residents _.._.m_.__...__ Water intrusion is one of the main causes of mold in buildings. Many forms of mold are not harmful, but some are toxic to people, especially small cl1ildren. Tl1e best way to ease concern about mold is to avoid up.ating conditions where it can grow. To avoid coslly repairs and polentiäl health problems, instruct occupants to look for early signs of mold or rot, and to immediately report water marks on drywall and plumbing problems. Cost and Cost Effectiveness œIiiIIaD Most moisture shedding and mold __. avoidance techniques are low or . .. , no cost; they merely require proper detail specifications by the architect and attention to dctail by the builder dUring construction. Proper care during construction is much more cost effective than having to remove roof Or wall <::Issembl ip.s to fix moisture problems like mold or rot. Humidistat controls Orl fans cost about $100 ear.h installed. Low sane (premium motor) fans cost approximately $70 to $100 more than ,tandard fans. ACWMA MULTifAMILY GREEN BUU_OING GU1DEL.INES Aµri12004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - -EI!!!I!ImJÐ - - - - - - - - - - - - - - - - - - - - Resources ~ Energy and Environmental Building Association publisl1eS tl1e MOisture Controlllandbook. Their wcbsitc also has articles about water management: www.EEBA.org Tyvek 11a8 an online window installation guide and twuse wrap information: www.tyvek.com Building Science Corp. offers d~tailed articles 011 moisture and drainage plane issucs: www.buildingscience.com U.S. EPA has a wcbsitc that addresses fT]oisture control in buildings. It focuses on schools but has applicable information for multifärnily housing: www.epa.gov/iaqlschooldesign/moisturecontrol.htm I ¡¡. ACWMA's Materials Database lists products that correspond with this measure: www.mlJ Itifarn i Iygreen.ürg ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April 2001 .. - - - - - - - - - - - - - - - ,I'",,,,,,~,,, I"""""'I!"''' ;:I""",~ ' PLANNING & DESIGN: M[N-;IHH 'I;" I'AC;£ 33 -------~--------------------------------------------------- '-r"' ,) 1-"'- J> '".h::;~ml ¿- -;::> ¿_- -~:;~~ ~...." G) ):<"0 \,:J rn en (-) >-1 _ '7 ~- PAGE 34 RECYCLING COLLECTION Make it Convenient for Residents to Recycle WHO KEY BENEFITS V DeveloperlPM !";I v Architect v Residlé!nt v Building Manager V Maler'i~JI Frricier(~y \¡/ O&M \¡/ Re~idenl Satisf~dior\ --..----- 02B70~ Site cH1d Street 1-urnlshin¡::5 Recommendation .-.-..--.--- Provide convenicnt facilities for rccycling collection within each unit and easy access to the huilding's central recycling bins. Make recyclirlg (md garbage services equally easy to use. Food waste recycling is ncw in many California municipalitics. Dcsign multifamily buildings to accommodate toad waste recycling in the future. De~.çrJption Recycling should be as easy as tl1fOwing out garbage, but multifamily housing is r¡m~ly designed to bcilitate this. Long walks to bins er poorly designed collection areas are common barriers to recycling. Residents may be unaware of recycling opportunities because lhey have liltl" or no contact with the waste company. Oftcn, the waste bill is paid directly by lhe property manager. Frequent tenant ChðngCS can make outreach a challenge. Thus, proper design ot collection areas is critical to making recycling easy, sanitary and useful for residents. Benefits Recycling reduces the amount of material entering landfills and can save money for building owners through reduced disposal fees. PLANNING & DESIGN: MEASUR£ 13 Application All mUltifamily developments. Design Details Mnst residents prefer to recycle if it is easy. Design re(':yr.ling infrastnJr.ture to include mixed paper, cardboard, containers (metal, glass, plastic) and p05~ibly food waste and other organic material. Use simple ami Clei:lf signage. Recycling bins should be distincl rrorn garbage bins. SIZE OF CONTAINERS & ENCLOSURES Garbage and recycling companies will provide carts, bins or hoth. The size and number of containers depend Or! the number of people or units in the project and the frequency of collection. » For once a week collectiDn (the norm), i:I rule of thumb is to provide lA cubic yard ot capacity for every three residents. This can be a mix of garbage bins and recycling carts Or bins, with about half Lhe volume for garbage and half for recycling. » Bin si7cs vary, but the typical footprint is 7-feet wide and 4-teet deep. Most 54-gallon carts tit in a tootpnnt that is 32x30 inr:hes and 42 inr:hes tall. Bins and carts typically have hinged lids that must be raised. Take care wilen designing spaces tor bins and carts since tl1ey can damage low ceilings. Space is also needed to walk among the containers and shift them around, An area that is :1.50% of the sunl of bin and cart tootprints should suttlce. OUTSIDE THE BUILDING L()c<,:Üe recycling containers ne,H gi':lrbi':lge bjflS sO residents can make one trip to dispose ot recyclables and trash. Work with the city and the waste hauler! recycler to veriry Lhat enclosures are accessible to their trucks. COrlsideri':ltiorl5 include~ Locating containers beneath buildings, which is otten done where urlderground parkirlg is available, Can pose SeriOIJS difficulties for the çoll~l.tion company. Some trucks need a 40-feet minimum turning radius and 20 feet of vertical clearance to empty a bin. > Driveways that slope down to the garage make it ditticult to handle containers, requiring drivers to roll out containers¡ and increasing the risk of injury or property damage. Many haulers chärge substcHltial extra fees in these situations. ACWMA MULTIFAMILY GRE:EN BUILDING GUIDELINES ^pril )(')(J4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -- -IB1!IBJD -- - -- -- In complexes wltll extcrlor parking lot" the typic:òl praclice is to provide walled enclosures tor bins and r.~rts. ^ WF.II dF.sigrled enclosure will have: » Sufficient turning radius élnd vertical clearance to empty a bin; » Suffir.icnt spa,cP. to move i'irnong birls cH\{j carls; » Lever-slyle door handles 1I1at can be opemted witll full hi::H1ds; Wall sp8ce tor instructional signagc; » Smooth floor that ci:ln be swept or mopped; » Wheel stops m~ar walls La prevent damage to walls¡ » Adequate ligl1ting to read signs and sort materials; » Properly enclosed or sealecl containers to lilllit pcsts ,md theft; i:1r1d Located so 1I18t noise, odors Jnd truck CXhalJst won't be a nuisance to residents. Pmvicling ;:¡r.f:essible :='pi-Jce ior rer.yclirlg clJlll'cLlürl will CI1CL1LH<'1gC u~c. INSIDE THE BUILDING AND UNITS Irl élll ar'eas where residents will I)e emptying rccyclables and tri1sh, prnvid~ dlJrabl~ e:lf1d easily cleanable surfaces, and keep tlìe areas wcll-maintain~d. Dirty or IJnsightly recycling and trash collection stations discourage people from IJsing them arid i:lttJact verrnin. Collection inside the units, Try to provide a sin£le disposal area for garbage and r~cycli':1bl~s inside eactì residential unit. Provide at least one H3-lnch bin for recycling, e:[ld prereräbly one bin for eaclì type of rer:yr:lable material. Loca1e birls in an 8ccessible pli;:1Ce but shield tlìGm frorn view ~o they are not an eyesore. Kitchen storage. Srn;311 kitcherls require creative stomge solutions slIch 8S drawers, tilt-out bins, or pull-oul sl1elves. Some bins have lids that close 8l1tomatically when a cabinet door is closed. Corner ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES A~-Jl"il 2001 .- - - - - - - - - - - - - - - - - - - - - .. - - - - - - - - -~"'\~¡ ',- cabinets and under-sink storage are good soltJtiO[1S becalJse these äre often underused spaces, Consider ottsetting sink plumbing SD there is more storage room under sinks. For corner c8binets, a spinning rack ean be space efficient. L.abel or color-code bins, especially if they are not easily vISible. » Chutes. Developments of three or more stories often use chutes to convey garbage from each floor to <::I ground-floor trasl1 room, wlìere it lands in a metal bin. Chutes keep stairwells and elevators cleaner. Th~ bins in the trash room <:Ire either wheeled to a pick-up point by maintenance staff or rolled to th~ collection tnJCk by the driver. Spills in the collection rooms and near tlìe chutes arc inevit<:lble, so use durable, easy-to- clean wall and floor finislìes in these arca:;,. The best way to maximize recycling in this situalion is to provide a separate chute for recyclables, Locate tlìe traslì and recyr:ling chutes side by side for equal accessibility. Clearly mark the recycling chute, "Recycling Only," In jurisdictions with 5ingle stre<:lrn recyclirlg, <:III recyclables may be mixed together and easily handled with a single chute. In lurisdlctions that require recyclables such as paper and pl<::lslic to be separated, tt1e number of clìutes may become unwieldy, One solution is a carousel system such as that sold by Wilkinsonlli-Ri5e (WWW.hICi.com). Consider installing sound installation so that the r.hlJt~s are riot a nuisance, Clìutes should be as ~traight as pDssible to reduce the ct1ance tlìat waste will get stuck in a bend. ·'~I::::II YM'~~~I ~~,:::,.",", -'~"m' ,"",,- .nI'"~,~"" ,-. '.. \..; j D'! I¡¡:I' I.. r·'.., I¡--'j '..."......'~ ITI ¡("--""'I, I".J ,,) --? ~ MAIL ROOMS, LAUNDRY ROOMS AND OTHER COMMON AREAS It is important to have recycling and garbage containers in çommor! <::Ire<:ls, such as tl1€ mail room and laundry roolìì. '10 prevent identify theft, recyeling in mail areas sholJld ide;:¡lly be behind a wall with a slot for access. In laundry area~, large pl<::lstic detergent bottles and cardboard boxes require space for large carts (96-gallon) Or a way for maintenance staff to keep empty cärts ne<:¡rby for exd1ange. BULKY WASTE A~ ten<:lnts üf rnultifarnily buildings move in and Qut, tlìey often create a l<:Irge volume of bulky waste, such as cardboard é\nd discarded furniture. Provide information to new and departing Lenants about how to recycle waste. Designate an area for cardboard recycling, and provide lemmls with a list of local material drop-off facilities and ~,tores th<::lt äccept donations of lìousehold goods. COMMUNITY ACTIVITIES Con~id~r cDllecting bottles and cans tllat have redemption valuc to fund community activities. PLANNING 8. DESIGN; MEASIJRr' n I >^~;t' 3S -------~ -~"~''''j I· ,.j r-- '''t ~"'~I ........... .::::::> .':,~,~ .~~~;~~:~~ ",..-.,"') .,,,,.\,, (')c~ J'nI:,~ r--- 1\,,,...,. 1""--',, II" ' j """" 1"'"'' L f'fI.m.36 COMPOST In tile future, waste haulers will likely after curbside rood wasle cornposting service, hlJt it is currently only offered in Ð few cities. Plan ahead and include space for a separate food waste compost bin in the garbage and recycling enclosure. For the greatest conveniencc, consider designing kitchen counters witll a lidded cl1ute tor compost collection. CornrTHH1ity gardens are a good place to actively encourage composting. Building projects in Alameda County can contad ACWMA for special pricing on compo5t bins. Code Considerations ---.. In California, slale regulalions require cilies lo divert 50% uf waste:: from the landfill. In Alamed~ COIJnty, M~a5urc D sets a Iligher standard, calling for !!/X, waste reduction by ¿O 10. Loeal polif:ies and regulations may suggest or rcquir{~ that property owners provide space for tenants to recycle. Check local requirernents to determine design implici':Itior1s. Some cities have ordinances about enclosing or reclucing tile VISibility ot gorbage and recycling uHltt:!iners. Considerations for Residents A well-organized ref:ycling program can improve reSidents' attitudes toward recycling. It's important to provide instruction lo residents and staff on proper recycling procedures. Composting in a community garden f05ters social interaction. PLA.NNING & DESIGN; MEASURE 1.3 ... -. - - - . .- - - - - - - - Cost and Cost Effectiveness IiIIIiiDIIm l1ecycling can save money ~.- for building owners. In many ~__ jurisdictions. it is less costly to recycle than to dispose of waste as trash. Sy providing well plt:!nm~d space for recycling, the owrler can er18ble tcnants to ke~p disposal \.osts clown. Chute systems add cost. IJut increase participation in high rise blJildirlgs. Resources ACWMA provides information on recycling, composting, and more. Search the Materials Database for product information~ www.multitanìi Iygreen .org (510) 614-1699 " California Integrated Waste Management Board has statewide resources on recycling and composting; www.ciwrnb.c<:i.gov ACWMA MULTIFAMilY GREEN BUILDING GUIDELINES Ap,j120011 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~------------------------ RECYCLED PRODUCTS Close the Loop by Specifying Recycled Products WHO KEY BENEFITS Ý A((:hit~ct Ý [3uild(~t ..¡ Material efficiency Vi Building Manager 01600: ProrjlJc:t Rr.qlJin::!n1f!llt:.; Recommendation Spw:ify producls corlt~irling IhP- highpsl aVdilablP- perœrllage of recyclpd rnalPrial. Look for tile highest postc()rl~urller content possible. Description Recycled-content products are increasingly common in 1'h~ C()r1stFlJctior1 industry. Examples include reb<:ir, steel beams and studs, concrete aggregatc, carpet, rubber flooring! particleboard and MDí, drywall! countertops and insuli::lliorl. There are lwo types or recycled content, post- industrial (also callcd preconsumcr), and postcon~umer~ Post~il1dustrial/precollsurner waste. Mi'3ny manufacturers use waste trom industrial processes Lo make new producls. For exarnple, sawdust from lumber mills is used i:lS a feedstock for oH1er building prodIJr.t~, slJr.h as MDF, HDF or p1:Jrticlebo<:ml Reusing manutacturing waste otten costs less than using virgin materials, and it makes good tinancial sense for most manufäcturers. Specifying products witt1 post-industrial recycled contcnt tYPically dQCS not help reduce waste going to landfills or help maintain municipal recycling programs. For these rea~Qn~, specify products with post-industrial recycled content only if postccHlsurner content is not ävailable. Postconsumer waste IS material recovered after a product's usetul lite has ended and tile product is ready to be discarded. Recovery is typically done tllfOUgh curbSide collection programs. Materials are U1en refined into feedstock for new products. AÇWMA MULTIFAMILY GREE:N RUILDlNG GUIDELINES ^llIil ;'::1:14 .. - - - - - - - - - - - - - - - - Benefits Buying products with postconsumer recycled content heirs the environment by reducing the need to extract and harvest raw materials and by reducing landfill deposits. Products rm:lde wiU1 recycled content sometimes provide superior performance compared to virgin products; benefits may include greater durability. less rni::linlE:H1i:Hlce 8nd reduced cost. Application CONSTRUCTION MATERIALS rhe following table lists r.Dnstruction pruducls that are commonly available wltll recycled content. Typical and highest achievable percentages of recycled content are sl1Own. CONSTRUCTION COMMON HIGHEST MATERIAL RECYCLED % ACHIEVABLE % RecycleeJ j;¡.:.\r~g¡.JI~ ?5 PC .,·90 PC rlyasll in concrete 15 PI GO PI RlI~)~)er flüürin¡..'. 6!1 PC 90 PC C¡.'"rpct .- commercial 50 PC backing 90 PC backinF. ?!1 PC; r¡:¡C8 25 PC face C:Hp~\ - r~sid~nti¡.)1 50 PC face 90 PC face Ceramic tile 25 PC .oÖ PC Stf;f;1 trj;rnlrlIJ, 25 PC 60 PC In'3ulation fibergla5s 20 PI :.:-::-'b I-'C Ir15ulcÜiün - celllJlüSI:! gO PI (p¡)per) 90 PC (paper) Paint 50 PC /0 PC B(lttlroorn p~rtilir)rl~ 20 PI 75 PC W()()(~ fio8r products 85 PI 85 PC (MDF, etc.) PI = pI)st-inLlu::;lri<il; PC = postconsumcr FURNISHINGS AND MAINTENANCE PRODUCTS Continue to buy ret;ycled products after tile project is occupied. Encourage tenants ?Ind rnaintenam:::e slafr to purchase recycled paper towels, garbage bags and outdoor furniture, for exc.¡mple. Include information on products with high postconsumer recycled content in rnanlJ<:Ils and trairlings (Op~rat¡fms & MiJinterwnn:: Ml..!iJSl!rt' ()1) and in educational signage (O/w.;tirms & M.;int~n.;nce: Measure 02). PLANNING & DESIGN~ M[ASl,mr 14 l'J , .~~':::! :;~~,:, .~;~:~::~~ (~:""\~ ,,,,"~~ "' r::: rT1 ,(" 1111''') """"" .oJ C;') ""~::::~;>i "~..",.,,... IW;I" 37 · - - - - - - -1IZII!IiI!I::il- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -. --0 r"·· '~I"";;:::R ~'" --" ¿" _._~ ¿~ '--" ¿. G'- I,,) n'"! )<: ~""" '.'J """,,,-,,1 1"'"1 (.l~) C;'~) ..--:;::7" ...::......._, PAGE 38 Desi2n DetaUL Include language in specifications requiring specific recycled-content levels for prod\Jcts. When possible, provide product names and contact information. Spc\.ify products Uwt contain high p05t\.onSlJmf.:r recycled content, Give prefererlce to those products that can also be recyclod or reused at the end of their useful life. » Obtain särT1ples cHId test their perrorrnance. A Any product-recycled or not-that h", tQ be replaced often or performs poorly does [Jot benefit the project or the envirOflrnent. For mOre information CHl recycled products., go to ACWMA's wcbsitc, whích has Fnvironmental PIJrchasing Program guidelines and links to other res.ources (www.multifami Iygreen.org). I- I 7' /,. /' , ,-. .lIL., f 4,- ~!:,~'~:,~': , .J""",h'I'llllliiiii!:i¡iii':!~t'~:.:",,~; ,,:'::I"""";~:::;~,:,~ . ~~._'."_'.,"".'_M Plastic composite lumber m;:¡de from recycled plastic ¡¡nd wood pulp flJnction!'.;:¡!'. trim det;:¡il ;:¡t till'! F.I Pi!!'.f!O StlJdio!'. devf!IQrmf!nt in San Jose. Code Considerations Alameda County passed ballet Measure D that sets a goal ot 75% waste reduction from 1990 levels by 2010. Recycling arid purchasing recycled producls helps meet that goal by increasing the market fer recycled products. Considerations for Residents ......-.,,-.--.... In general, residents won't be able to distinguisl1 recycled-content products from products made with virgirl materials. Check all products for potential odors, air emissions, and maintenance needs to avoid indoor air quality problem5. Some products, like recycled rubber flooring, may emit un p I easé.l nt odors (f(lf ,<¡ cli5(:1I.<;.~Ù,n of (imdw:t emissions .~tandards, S~'E! FinishE!s & Furnishings: Measure 05--Ci:Jrpetirlg). PLANNING & DE:SIGN: MI::.MjLJtH:. 14 · Cost and Cost Effectiveness · œmlZZl M05t recycled c()nt~f1t products are ~__ competitive with or less expensive ~__ than cnrnpar<::lble virgin products. However, some recycled-content products cost more. These are typically higl1-end tinish materials, such as recycled glass li Ie, whicl1 usually costs considerably more than ordinary r:erarnic tile. M<::Iinstream products SUCl1 as insulation LInd carpeting have very little or no cost difference. To reduce or avoid disposal costs in the long-term, chnose products tl1at the manufacturer will take back at the end of the product's life (r.f!ilinp. tilA and r.arpAt are two p.xamples. see Finishes & Furnishings: Mcüsurc Ob-c"iJfµdlf/I5)' Also consider donating scraps or extra mal.eri<::ll (Finishes & I trm!!',,'I¡lnf{~; MOij.S'(l{'(~ 08 lte.i.~l~imAd M,~tel'i~I.~). · · · · Resources · ,·",1'1 » ACWMA provides information about buying recycled products. Search the Materials Database for product inforrnation: www.rnultiFamilygreen.org · " California Integrated Waste Management Board has a searchable database of recycled-content product" Tel. (916) 341-6606 www.ciwrnb.ca.gov/rcp · · , State Agency Buy Recycled Campaign (SABRC), www.ciwmb.ca .gov/8 uyRecyc led/StateAgency LEED Reference Guide ha5 information an how to calculate the amount of recycled materials in your project = www.usgbc.org Green Spec, an online product directory plJblish~d by Building Green, lists building products witl1 recycled contenl: www.greenspec.com , Oikos lists products with green building attributes, ir¡cluding recycled content www.oikos.com · · · · · · · · · ACWMA MULTIFAMilY GREEN eUllOING GUIDELINES ^:;ril ;·'(104 · · · · · · · · · · · · · · · · · · · · · · BmDJ:D - . - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - .. - - - - - - - - ADAPTABLE BUILDINGS Design for Accessibility and Future Changes in Technology and Building Use Ý Ard1itecl ..¡ Ruilder ..¡ Residêlll ..¡ ßIJilding M¡::¡n¡:*f!( y M;:Jtf!ri¡:JI Ffficif!ncy .,¡ O&M Ý Rf!siejf!nt S8tigfaction I,..,j DIVISION L General Requirement!:; Recommendation _..___u..._...__n_ Build so that access for disablcd pcoplc may bc cxpalldcd alld improvcd ill tllC future. Design fur lpclHlolugy upgrarles with corlVerm,rl! cable puils and electrical capacity. Desigll for flexibility, and cOllsider makillg groulld-floor space adaptablc for muttiplc uscs. Description ..-...-.- Multifamily buildings accommodate people with a diverse range of needs, including aging or disabled (permanent or temporarily) residents. Also, over the course of <:I building's life, residenls' needs may ctìange. And in mixed-use buildings, the nced for retail or other commercial space may cllange over time. It carl be costly to renovate ä building lo accommodate changing needs, Waste can be minimizcd, and money saved, if buildings are designed witl1 future adaptation in mirld. Future ch,:H1ges car! be simpler and more cost effective when planned for early in the design pror.ess. Benefits Designing for future adaptability will reduce costs significantly when charlges or rer1úvaLiüns become necessary. Adaptive design also mirlimiœs wasle associated with occupant or technQlogy Changt:5. Finally. it can increase a bUilding's longevity. ACWMA MUlTIFAMI L.Y GREEN BUIL.DING GUIDELINES ^.Ilil ;·'O()4 '·-·1 1.,,,,,,,1 Application Useful for (311 new developrnenLs, especially tl10S8 without long-term restrictions on occupancy, or those in urban environments where use is more likely to change over time, ,-", ,,~;~:::;.."'" , Desi¡::n Details UNIVERSAL DESIGN Universal design incorpDrates a range of êlccessibility features, tram easy-to-use door handles to adequate lighting 10 elevaLors compliant witl1 the Americans with lJisabillties Act (ADA). It is not strictly limlled to designing tor the elderly or disabied, Instead it focuses on providing increased accessibility for all occupants. Univers(31 design s!rategies were incorporated in the Carmen Ave.nue affordable housing project ir! Livermore, Cal ifornia (::;œ /tIC Cil~G' ::;/uclv III lI¡o~;o GiI¡d(~lil)l:~s). The archilecls designed roUgllly 50°/(.1 of the developlTlcnt to be fully wheelchair accessible. TIle ot!1er half was design cd with adeCllJi'3te door cleärances, low thres¡lOlds, and elevator access so tflat disabled peoplc coulrl visit arlY urlil wiltì relative ease, This will allow tuture development. if needed. to be fully ADA accessible tor a reasonable investme.nt. Strategies for flexible accessibility incllJde: ) Minimi7f~ the number of hi:1l1ways and structural walls inside units so tl1CY can be easily altered. Pläce ä bedroorn and batllt'oom on 1I1e lower tloor of multistory units. Allow for Lhe pOSSibility of creating a 6ü-incl1 turning radius in bathrooms, kitchens arid small areas: make an adjacent wall nonstructural or create a ~tor(3ge äreä in ¡:m (3djacenl space U1at could later be adapted for a wheelchair turnaround. Provide blocking irl bäthroorn walls to accommodate grab bars in the future. )) Design roll-i n sl10wers to provicJe easy acceS5 for peorle in wheel¡;hairs. ''''''''·'11 ..,.., ~::::'..,~. -~"'::;, ".<:"_.,, ~?~:~) [-"'1 ,,-~ ¡--'-I J G) -'"n ./ I~,.~.~., Ar'rlplu stOr'a~ù and <"11) open floor pl,;'11 AII('1w f¡¡rflF.xiblF. use of lhl~ ~lLl¡ji(J LIIIIL. PLANNING & DESIGN; MEASURr 1.'-, l'Nìl 39 - - - - - - -~ - - - - - - - - - - - - - - - -- T'J ~"",,, r-- -.,-;" ,)... . .'::.~~ ......"""""", "'."-;'''::11 ,II!~':::- --:;~ "''''·''"''II''H (''''''''1 ~I",J .'~ ~~J o íTl Ci") ,G:) :~~E:: I·'A(~~ 4{] ADAPTIVE DESIGN Adaptive design refers to designing a bUilding so that as it ages, it can readily accornrT1Ddate technolügy upgrades, changes in use, and other modifications that mayor may not be foreseen. Significant alterations might irlcllJd~ ~dditions to projec:::ts, slJch as a second phase of \.onstruction or additional units. In cases where future development on the sìte may occur, consider clustering buildings and focus on building upward instead of outward. Ruilding IJp r;:¡ther than nut saves energy and building materialsi it also reduces the initial development footprint, Wl1ich may allow for future expiHlsion (fo/' more i~bout site i.1esip./1 considel"i.,tioll':;, .~.eA P{iJl1l1il1gl'. Vc::;¡yn: MCiJ::;uœ 03-Building P¡¿'C/::rrli:!f!t <Jnd Oncnl¿llwn). If a project includes retail or commercial spElce, anticipate that the use may change. Keep floor plans open, and eliminate awkward spaces thal could not readily be converted to r¡:sid¡:ntial lJse later. Also, consider the reverse, Residential units may eventuai Iy be converted to cornrnercial use. In all adaptive deSigns, the ability to preserve finishes whenever possible is desirable. Selecting durable, (Ü~tachable, long-lasting material5 will reduce waste and replacement costs. Dimensional planning is one way to keep options open for future build-out and expansion, BUildings that are constructed on 2- or 4-foot modules can be more easily adapted, with less waste from derrlolition and reinforcement, While il is rlDt usually an optiDn, sornetirnes preserving an epen portion of a site, ill lieu of complete build-out nowt can aid future expansion. Consider clustering and 5Ìl:lcking units to leave ,a portion of the site available ror later inflll. DESIGN FOR TECHNOLOGY UPGRADES As cormmmication technology changes, it's likely thi::1 cabling and wiring systems will need to be upgraded, Integrating data cables, LAN wires and fiber optics throughout the spaces will help meet future needs, even if not used currently, Adding sufficient power outlets and telepllOne jacks will furtl1er allow for techn()I(]gical advances. Some green buildirlg features rnay not be financially viable on a particular project today, but can he planned for to make it more cost eftective to add tl1Clll later. For example, » Pre-wìre for photovoltaics. Run çonduit to the f()()f. Leave space in a mechanical room tor inverters and otber equipment. " Pre-plumb for solar hot water. Run pipes to a potential hot water storage location. PLANNING & DESIGN~ MI'N;l)IH l~) .. - - - - - - - - - Code Considerations Consider possihl~ scenarios that [;()ul<..J arred occupancy or space usage in tile near futurc, including periodiç çity or r.ounly general plan amendments and local housing regulations, Also, look at 70nirlg pOf'JlJlatiorl projectiorl5, planned residential development and othcr dClllographir. indicators 1Ilat identity tuture growth patterns, bcfor~ deciding on future adaptation goals. Tile Americans witll Disabilities Act gUides accessibility design ror all developments. Extending ADA design strategies to more are;:¡5 than required does flo1 <::!frecl code com pi iance. other strategies l1lentloned In thIS measure should not ;:¡ffer.t code complia.nce. Considerations for Residents .---....---...".........--- Residents will be able to update their 110mes witl1 new technology. Perhaps most importantly, <:IC(~es5ibil ily teatures may allow them to stay in their homes longer U1an I1llg11t be otherwise possible. Residents with temporary irljuries also benefit. rrorn accessibility features. And teatures such as wider door clearancc make life a little easier for everyone. Cost and Cost Effectiveness mDIIa Planning for future adaptation ~~ at the beginning of a project is ~u. an investment with long-term savings cmd qualily-or-life benefits. Upfront costs rnay be incurred for additional design time, ar.r.essibility consultants, and changes in materials, handles, fixtures and wiring. Resources » North Carolina State University's Center for Universal Dcsign has many USdlJI f¡:atlJr~5 for ;:¡daptahle housing; www.design,ncsu,edu/cud » AARP has information on Imiver5al d¡:~,ign: www,aarp.org/universalhome " Trace Center College of Engineering at tl1e University of Wisconsin-Madison 11as compiled universal design guidel i nes: www.trar.er:enter.org/world/gen_lJd.html » Home Energy Magazine Online has an article 011 clustering 11Omes, "Design Secrets for Affordable Efficienr.y" (.J;:¡n/Feb 2000): www.horneenergy.org ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES AVI12001J · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - BENEFITS MEASURE 01 C&D wa~te management 02 Efficient u&e of c:onstruc:tion materials 03 Construction IAQ managémEmt 04 Hazardous mat@rials and waste KEY CONSIDERATIONS This table lists the Guidelines' Site work measures and tl1eir primary benefits (see the. il1divid!Nif me,:J.~ur~.~ for d~tails). J I J J ¡ J J J I , { '(:1' /~: c}/¿../Jf'/ J ~ I if' J !::- I f: J f .;;:, { ,jJ ; .& ; _~ I I3-J$"J~/(JI4J1 ~ f ~ , ~ ' ~; J 'S:: I èl I '.t.l.i I ;:¡;. J ~" I ~ ; ~ J "'- J ~ .. ~ I :E J é-'> J q¡ I ~ I ø r .-..,; , -<::' ; C!1.;¡f ; "bo ; ~/q,'¡,q/~~/~/ I f ( f ( " ./ " ./ , , , , " -$,' i li ,'1 I ~'tf,' ~ I ~ I .......~ I I "f J 0 I " ..... " ~ / J$I4!J ...t / ¡$' " ?iì / C~ I ~ I $ J , , , , ( , , , , , , , , " .¡ , , , , , , " " ./ ¡.e.!IltMEQ: fìedLlces indoor pollutallt~, promote.!iÞ better indoor environmental quality, and/or provides opportunities for improved public health. SiteIComrtllJnlty: ProÌF;!ds land, watf;r and ç¡ir an and neç¡r site lruni pOllution Or' other environmental danla¡;:e, use!'l municipal infrastructure mure efficiently by rp.developin¡;: building or sits, and/or provi(jus important ~nd needed amenitif;5 for the sUll'ounding community. Energy Efficiency: Reduces building encrgy consumPtion, Water !:fficlençy: Rf;du~f:!!'I water USB irl building and/or on ~ite. " ./ " Material Efflclency: Reduce!'l, re\J!;>f,!!;> ¡¡nd/or recycles materials th::Jt rrli~tlt h,w€! olMrwl~ú ul'\dúd up in 1;:\lldfills, reduce!7- m~terial5 needed to canstrUl~t or operi:1te ttle buildin¡;:, ¡;¡nd/or IJ5eS m8tf,!ri¡;¡15 prodUl.~t!d in a way th'-\t minlnlizmi environmental damase. O&M: Inc:rea!;;e!:; building':;. durability, and/or reduccs QPerating and maintenance e)!,þ8n~ÚS. Rél!ildltnt Satisfaction: Saves re5ident5 money and/or improves residents' quality of life. ENERGY STAR"': Helps aWiev,," ENERGY STARil' for Homes certification, --------------------------------------------- Many jurisdictions in Alameda CQunty and throughout California require a minimum of 50% construction and demolition (C&O) waste recycling, and some city and county ordinances mandate that a C&D Waste M.nagernent Plan be approved prior to obtaining building and demolition permits. The California Integrated Waste Management Board has also adopted a model ordinance that requires a range of diversion rates from 50% to 75%. PAC.;E 2 SITEwORK - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ACWMA MULTIFAMILY GREEN BUilDING GUIDELINES April200tj CODES · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · Concrete from construction and demolition practices is crushed and turned into recycled agsregate. · · · · · · - - - - - - - - .- - - - - . · .. -. - - - - - - - - - - - - - - - - - - - -- . With trends in the Bay Area and other regions toward tighter control of waste and pollution, it is likely that these regulations will remain in force or even become more stringent in the future. Following ACWMA's recommended practices will help developers and builders stay ahead of the regulatory curve. It can aloo help enh.¡mce their reputation among stakeholders, including funders., building otfìdals, subcontractors, workers and residents. BAY AREA RESOURCES ACWMA provides extensive information about C&O waste management. Resources include a model waste management ordinance, and a 5pecification Section 01505 and waste management plan for recycling C&D debris. ACWMA also publishes the "Builder's Guide to Reuse and Recycling, A Oirectory for Constructien and Oemolition Materials." To obtain these publications, call (510) 614"1699 or go to www.multifamilygreen.org. SCHEDULING Some of these sitework measures require particulor attention to scheduling. For example, a construçtion IAQ management plan (SiteworK: Measuro 03), spells out appropriate strategies for minimizing constructien-related IAQ problems. The plan will often specify that perous materials like carpet and furniture should only be installed after finish materials such as paints and sealants have cured, and that carpeting and furniture be aired out before installation. The plan may alsO require the contractor to schedule a preoccupancy flush-out of the building's interior to reduce the potential fer post-occupancy IAQ problems. SPECIFICATIONS AND CONTRACT DOCUMENTS In the Bidder's section of the project summary, include the required diversion levels of construction and demolition (C&D) waste. Also, include language in the specification Section 01505 requiring C&D diversion. Contract documents should specifically state the role of each party in the construction waste management and construction indoor air quality (lAQJ management plans, from architect to subcontracfor. The documents should clearly hold a responsible party accountable for failure to meet waste management and pollution prevention goals (see the individual me.asl)ff!$ in this $l!ctian for detail:.). COST Some of these procedures may increase costs initially but Save money over the life of the building. An IAQ m.n.gemen\ plan (Site work, Mea,"", 031, for example, will likely result in additional labor and time to develop and implement, but if it is well executed it may result in fewer call backs, and may extend the life of the HVAC system. Training staff on procedures for handling, use and cleanup of hazardous materials (S¡¡'w,k, MMu,.04) can add time but will reduce potential liability. Some alternative, lew-toxic materials çost more initially than standard products but result in lower disposal costs and a healthier jobsite and home. other practices add little or no extra cost. Creating çut-piles for efficient material use ($¡tework~ Measure 02), for inst<=lnce, requires minimal training and labor, yet offers significant savings in material costs and dramatically reduces landfill fees, With the availability of mixed C&D recycling facilities in the Bay Area, implementing a C&D waste management plan (Sitework: Measure 0.1) requires no more labor than standard industry practice. - - - - - - - - - - - - - - - - - - - - -- SITEWORK r!A(ì~ 3 ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES ^µril 2CX)4 ROLES AND RESPONSIBI LlTIES - - - - - - - - - - - - - .- - PAGE 4 SITEWORK .n __ __ _ _ Policymaker and code official. Adopt a C&D Waste Management ordinance in your community (see tl)c Code Considerations section of Sitework~ Measure 01), . Developer and project manager. In bidding and construction decuments, cle¡¡:¡rly define requirements, roles, responsibilities and accountability. Project meetings should include regular discussions about waste management and IAQ goals and progress, and should include all relevant parties, including subcontractors. Architect. Some developers will use an architect to draft the construction IAQ management plan (SltCWOrK, Mcasure 031. Architects sheuld be familiar with materials that reduce IAQ problems, such as low-VOC products. They should alse list products that have potential for causing problems, and offer control measures far handling those materials. The architect should callout requirements that might affect scheduling, such as requiring salvaging or deconstruction (Sitework~ M€!13.sure 01 I AI!:oO !>el;! the Specifications and Contract Documents considerations above). Builder. The builder is the primary party accountable for carrying out the sitework measures. Responsibilities include tracking and documenting quantities of woste produced and diverted; developing methods of recycling debris; training personnel; conducting salvaging or deconstruction activities; and implementing an IAQ management plan. Ends and cut-pieces of joists, !5iding, framing and otMr building materials are stockpiled for reuse on this jobsite. PII:J(;¡jS not used are donated or recycled once construction is complete. FOCUS ON SITEWORK: The Bredkers at Bayport At the Breakers at Bayport, a community to be built in Alameda by Re50urce5 for Community Development (RCO), the architect incorporated ACWMA's model specification 01505 for a construction and demolition waste management plan. The architect and developer reviewed the plan's implications with the contr;;¡ctor. The material recovery facility in nearby San Leandro is currently achieving high jobsite recycling rates from mixed construction debris boxes, so the project will divert at least 50% of construction and demolitien waste. To learn moœ about this project, see the BrcakCrS ë'lt Bayport C¿jSC study. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -. - ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES AlJril2004 · · · · · · · · · · · · · · · · .. · · · · · · · · · · · · · · · · · · · · · · · · · ... - ~--- - - - -- --- ----- - - - - --. C&D WASTE MANAGEMENT Reduce, Reuse and Recycle Waste Created at the Jobsite WHO KEY BENEFITS Vi DevelopcrlrM J funder 1/ I-'olir.;ymaker 1/ Arc [I ¡teet 1/ 8uilder Vi SIte/CornrTlur1ily v· M~lerii;J1 Ffficiency 01505; Corl~tructir.HI & Der¡l!)litior'l W¡.)::iI'E! M¡.1n¡.)¡;(p.ment PI¡::¡n Recom mendation Identify tllO typos and e'Ol.irrøte quanlities of waste generated at thc jobsite. Divert at least 50% of the construction and demolition (C&D) dcbris from lanelfill,; by reducing, reusing or recycling wastc generated at the jobsite If po,dble, exceed this rer:onlmendation by diverting at least 60'j{, to 15% of C&D waste from landfills. Where facilitics are locally avallablc, (1lvcrt 100% of asphalt and concrete. D~scription Construction and demolition debris constitute about 21% of the material5 111 Alamed" County's landfills and about 30% of the waste stream statewide. C&D waste w~nerally r.Drlsists of wood, drywall, metals, concrete. dirt, insulation, cardboard and more. MlJr.h of this wasLe can be reduced, reused or recycled. A C&D Waste Manag~mcnt Plan is ä crucial component of managing waste during project demolition arld construction. TIle plan Sl10uld focus on the three R'" r~dlJc~, relJSe and recycle. ACWMA MULTIFAMILY GRËEN BUILDING GUIDELINES April :0011 .. - - - - - - - - - - - - - - - - - - - -. Benefits C&D waste management CDnServeS natural resources and slows the rate at which landfills reach còp"city. II \.an also 5<:1Ve contractors money by reducing waste of purchased matcrial5 and by lowering disposal fees. Application ..- Applicahle to <:III new conslruction, renovation and demolition projcct5. Desitn D~tails Project Specifications. Include the required diversion levels in tile Ijìddcrts 5cction of the Project Summary. Also, include languÐge in the 5Pf~cifications se(:tion 01505 requiring C&D diversion (:>L'l' www.rrlUllilijmiIYfveeo.QI"Ç; fur IICWMN~i Sectiol1 (J1.[inri). Be sure the contract documents hold a responsible party accountahle for failure to meet the waste management gOElls. Job!iite recycling birls. C&D Waste Management Plan. i"(equirc the contractor 10 develop and implement" C&D Waste Management Plan (.~AA www.n1ultifamilygreerwrglorACWMA':.;$oc/¡on 01505 Morlf!/ Plan). This plan will typically require tl1e contractor to, » Ch~ck bid package and IOC81 jurisdiction to determine contract r~qlJiremerlts. » Include a good-faitll estimate of each type of construction waste that would be created if no diversiQn occurred. SITEWORK: M[AS\IIH (II I·W;ES -------~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ì> Develop means and methods for reusing and recycling debris, usually through separating some types of debris, delivering mixed debris to a mixed C&O recovery facility, or a combination of both. This includes contQctirlg loc(:1 recycling f(jcilities and haulers to identify required terms and condìtíons. » Train an site personnel to implement the Waste Management PIi':1r1 before demolition Of construction begins. FlJrni,h copies of the plan to all onsite supervisors, eacll subcontractor. tile owner and the arcllitect. Document the results ot tile waste management etforts, including tl1e type and amount of waste reused Or recycled. Scheduling and compliance. For C&D waste management to be most effeclive, the issues must be addressed in Design DonJmcnts phase of a project. C&D waste management can disrupt construction sequencing if, for example, a project includes demolition <:Imj there are salvageable materials; scheduling should allow tor salvaging and deconstruction acLivities. Require contractors to cover the required Waste Management Plan with 5ubcontractors in prc-constructiQn meetings and to include contract language requiring that all subcontractors corn ply wiLh the plan. Consider imposing fines Or other penalti~5 for failure to comply with the wa~te management requirements. Code Considerations Many jurisdictiDns in Alameda County and throlJgholJt California require a minimum at 50% C&D debris recycling. City and county ordinances often mandate that a C&O Waste Management Plan be submitled and approved prior to obtaining building and demolition permit,. ACWMA's model C&LJ ordinance, as well as a list of citics in Alameda County with C&D ordinances, are available at www.multifamilygreen.org. For code issues outside of Alameda County, che~:k with YDlJr blJilding or waste management department. Considerations for Residents No effect on occupants. PAGE 6 SITEWORK: MEASURE OJ Cost and Cost Effectiveness --...--.-.---.......- mDlllIZI Planned managernerìL or C&D ~.,.. waste has been proven to reduce ~__ the amount of material delivered to landfills and reduce project costs due to decreased materii:11 disposal fees. Labor costs and job site logistics. With the Hay Area's large number of C&D recycling facilities, including mixed recovery facilities, implementing r;¡ C&D wa5te management plan isn't ditticult. It the jOb site allows for multiple bins, most contractors choose to source-separate materials such as concrete, metals and \.ardboard, since disposal rates are lower for source-separated material and some materials, such as metals, can generate revenue. Some contractors find tllat separating materials requires additiof1<::1llabor. Mixed C&O recovery facIlities are increasingly the preferred recyclirlg choice, especially if there are space or time constraints at tile jObsite, or if the materials arc difficult to separate on site, such as demolition materials from tenant improvement prOJects. Mixed C&D facilities receive, sort and recycle IOClds ot mixed materials trom construction or demolition sites if 60% or more of the totallDad consists of recyclable materials. Recycling rates vary, but most mixed C&D facilities recycle 50% to 70% ot the material del ivered. Cost effectiveness of salvaging. Unless the salvaged materials are valuable-slIcll as ornate hardware or stained glass windows· the labor cost of salvaging may exceed the material's market value. In this case, the owner must determine if salvage is worth the extra expCn5C. NOllprofìt ~alvagc comranìe5 may offcr a tax- dedllctible donation receipt for the value of the salvaged goods to Ilelp offset tile additional cost. Resources . .-.......-----.-- " ACWMA provides extensive information about C&D wr;¡ste manr;¡gement, irlcludirlg a model f)rdinance, a specification Section 01505 and waste management plan for recycling C&D debris and the Buildcrs' Guide to Reuse and Recycling, A Directory tor Construction and Demolition Materiais (available on website), www.rnulliramilygreen.org Tel (510) 614-1699 California Integrated Waste Management Board provides ¡r¡formation abc.HJt C&D waste management, including Desigl1il1g With VIS;OI1.· A Tec/micai Manual for Mi'3terii'3/ Choice."; in Sustainable Construction: www.ciwmb.ca .gov/Con Demo ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES, ¡'\.Ilil ?O()4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~- --.--------------.-. EFFICI ENT USE OF CONSTRUCTION MATERIALS Organize Cut-Piles for Lumber, Drywall and Other Scrap WHO KEY BENEFITS / r)evell1per/PM ../ I3lJilcJ~r' v' Material Efficiency '1"1 01505: Construction & Demolition Waste Managerner1t PI;;¡n Recommendation Reduce waste arid 'ò;,JVP monpy by maintaining a reusc pile also c;;llpd iJ cut-pilc-tor wood, drywall, siding iJnd othcr building materials. Description Up to 2U% of construction materials are wasted due tu ineffi(:ient practices. A significant amount of material can be saved by designing wood-framed buildings with advanced frärning techniques, also know as Optimal Value Engineering or QVE. Another rnelhod is to design buildings on a modular foorplan so that dimensional products don't need to be cut and discarded ($tr'uaUtf.· M~i1.sure ()!! ..Arlv,:¡nr:erl Framing Design). During framing, plan to reuse wood studs, sheathing, joists and otller materials by creating an organi7ed cut· pile in <::I cerllral location. Scrap ends and otller small pieces tllat would otherwise be thrown away can be reused. This can save contractors material and money. Follow the same practice tor drywall, siding, piping, rndol products, roofing. and even fiberglass insulation. Take care to properly c:()ver and store reusable materials so tl1at tl1ey are not damaged. Benefits Efficient material use reduces consumption of virgin resources and reduces the cost of cons.truction material and waste disposal. Application Applicable to all new construction and major renovation projects. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April 21))1 n__________ A cut-pile requires an open, clean space to store materials. During the rainy season, a cover is necessary. When storing rT1äterials in a loose pile, be sure to consider s;:¡fety. Desi:!n Details Reuse piles should be an integral part ot the waste management plan ($it~work~ MAaWfA OI-C&D Waste MiJrwgcmclIl). Separating dimensional materials tor reuse also makes it easier to donate lHlused materials once the project is rinisl1ed, because materials are already sorted (Fini.o;hA.~ & F(!/"IJiShil1go;: Mf!.aWrA OR-Reclaimed Mõ1/cr¡¿¡h;). A Note; Cover and store all materials appropriately and keep them dry. Slleetrock, wood, sheathing and other porous materials can absorb moisture, which may lead tQ mold growth and indoor air quälily problems (PI¡Jflni!l~ & LJV~If,¡); M()i~~;(!r~ 12·, ·,M~II::;I!I"O Sl1eddil1f. imd M(¡ld Avoidance). Provide IQrge signs in bold colors to designate reuse piles and differentiate them frOrTl recyclirlg and waste materials. Code Considerations Cut-piles must tollow all OSHA and local jDbsite safety regulations. Considerations for Residents None. CosLand Cost Effectiveness __. Cut-piles require minirn,:1I labor. ~_ Subcontractor trainìng and start up ~ tQke some effort, but tile savings in material costs me more than worth it. Studies of single- family developments tound that USing cut· piles Juring the c:onstruction or an average California home saves $800 in lumber costs. Resources II ACWMAs Builders' Gllidf: to Reuse and Recycling lists salvage and reus.e organizations in Oakland and Berkeley, Tel. (510) 614-1699 www.multifami Iygreen .()rg using i.ì pile ~lIch <~~. thi" OIlF. i:lr the Habitat for HUlTli.llllly I rUltvi.ìle d~vclopl¡le!ll will 8r'catlV (edl,l(:F. Wi:lstF. during constructiorl. SITEWORK: Mf:NSlJlH 0;" f'AGE 7 ------~.. - - - - - - - - - -. - -. - - -. - - - " CONSTRUCTION IAQ MANAGEMENT Reduce Indoor Air Contamination with an IAQ Management Plan WHO KEY BENEFITS ../ Developer/PM ,I Hcalth/lEQ / Site/Community ;1 ,,/ Architect ,,/ I:!uilder 'II O&M 'II Resident Satisfaction j",:r,:¡ 0140Q~ Quality Requlrernentt; Recommendation Develop ami exeClJle an IAQ Managernenl PI,HI for constnJl:tìon ,Hid preoccupancy phases. Description During construction, th~re are many opportunities to contaminate a building Ðnd adversely affect indoor air quality. Some of these contðminants are short lived; othe" may exist tor the lite ot tile building. One W8y to minimi7e contamination is to develop and carry out a construction IAU management plan. SUCll a plan spells out appropriate strategies tor minimizing construction-related IAQ problems. To further reduce tile potential for IAU problems, a preoccupancy plan Sl10uld be carried out. Strategies include flushing out the spaces by circul<3ting fresh air lor" 'fJecified time to allow finish materials to oflgas. Benefits Implementing an IAQ management plan dUring construction can redlJc~ indDor air quality prohlems for workers in the short term and occupants in the long term. A preoccupancy building flush ,out may reducF. problems associated with sick huilding 5yndrome, resulting in a healthier home. ~'^G[ 8 SITEWORK. MEASURE 03 Application Applicable tü C:l11 new construction and renovation projec:ts. Roles and Responsibilities In contract dOC~Jment5, sp~r.ifir.ally state the role of each party ín the construction IAQ management planr trom architect to subcontractor. In project meetings, include reguli':lr discussions of the I^Q plan and goals, and include all relevant parties, including subcontractors. The builder and gcncral contractor are typically responsible tor Implementing tile plan during construcLion and berare occupancy. SOrTIe developers will U5e an architect to heip draft the plan: this can be an effective way to also discuss otller green building goals on the prolect. Architects should help identify materials tllat reduce IAQ problems, suel1 as products willi low levels of volatile organic compounds (VOCs). ({orinformi1lI0!ì¿ìbou[ ~l..'lcdlllg fow-Ioxlc rr¡¿¡lcr¡'¿,Is. sue UIC Fini~hl::s section of these Guidelines.) The architect should list products that have potential for causing problems, and offer control measures for handling those materiÐls (SiIOwur/(: MC¿I:>urc U4·-r/ü.::¿Irdvus Materials and Waste). Design Details DURING CONSTRUCTION IAQ management practices during construction deal prirnarily Win1 protec1ing the HVAC systems (,Jssuming forced-air ventilation, heating or air conditioning systems are installed) and protecting building materials rrom moislure. This supply vent fe(:lster Ih~& been tllockecl to rl.;(]Llcu I.;IJIlli.1IIIIfli.jLllIrl 01 thf:! dudwürk during cDnstruction. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES AIY:' :!004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ IIVAC systems can accumulate a lot of dllst and contaminants during constructi!1tl if tlley are not protp.r:tp.n. Reduc:::ing their use (especially on the return side) during construction will help keep particulates, VOCs and other contaminants out of the system. Once inside, thcsc contaminants arc difficult to rem(Jve and may remain for years. Anotller ventilation control strategy is to filter and/or seal the HVAC system during certain construction times. Pi:lirilirlg, S;:H1ding <:md oUler practices can emit particles that beCCHnF. trapped in the HVAC syslem. Provide temporary filters on tile return ducts and seal all registers and penetrations as needed to reduce conti:irnination. Ch(H1ge the filters regularly prior to completion, and again before occupancy. For systems that provide fresh air. ventilate using 100% outside air throughout construction. Here äre more housekeeping idei:ls lo prated IAQ during constructioll: " Collect and review Materiai Safety Data Sheets (MSDS) for i:l11 proposed materials to identify haLards and obtain guidance on safe use Cover and protect HVAC equipment until insL811ed » Keep materials like wood, drywall and insulation away from rnoistlJre sources to avoid mold growth » If using damp-spray cellulose insulation, allow it to dry thoroughly before closing it in (::;t/"IJ(:ture: MeawrA (1':.1 In:;¡¡f¿llIUIIJ, Clean up spills irnmediaLely Clean work areas regularly to avoid contaminant buildup ":HId irnprov~ safety PREOCCUPANCY After uHlstrlJcti(]f1 is finished, proper cleaning of the jObsite is necessary. Clean all surfaces thoroughly. Brush, vacuum and clean fans and ducts, and change filters on the HVAC system before tesling and balancing is performed. Install porous materials, like carpeting and furniture, only after fini5h materials have cured. To reduce offgassing of vacs into tl"w building, air out carpeting ¿¡nd furniture for a period (up to two weeks) betore Installing. Once the site is clean, conduct a two-week building flusll-ouL This allows for proper curing of paints and finishes, offgasslng of materials, and filtration of the ventilation system. If scheduling constr¿¡ints don't ;:;¡IIDW 1irne for airing oul materials or flushing out tile building prior to occupancy, the design teäm should place even greater empl1asis on specifying low-VOC products, materials ¡;¡nd fIJrnishif1gs. ACWMA MUlTIFAMILY GREEN BUILDING GUIOE:I-INI;S ^r.¡ril ?004 .. - - - - - - - - - - - - - - - - - - - Code Considerations Construction workers must wear appropriaLe devices to protect against dust and VDC,. Adeqllatc ventllatiorl during construction must be provided, OSHA and other regulations guide tllese practices. Considerations for Residents Protects occupant health and may increase satisfaction. Cost and Cost Effectiveness mmlZlllmPlementing an IAQ managcment ~... plan during construction will ~__ prob¿¡bly result in additiunal labor and time. Contractor scheduling and training scssions will ¿¡Iso likely increase labor time. A two-week flusl1-oUt may be difficult to cost-justify, but if planned properly, sume work can be done at tllis stage, SUCl1 as painting with zcro-VOC products or installing floating floors without adhesives. ^ properly executed IAQ management plan may save money by helping to protect worker healtt1 and irnprove productivity, reduce client and occupant call-backs, "nu extend the lire of ventilation systems, Resources Most of the material for this measure was derived from tile LEED New Construction Reference Guide, www.usgbc.org. " Sheet Metal and Air Conditioning National Contractors Association (5MACNA) publishes useful IAQ management guidelines, including fAQ Guidelines tor Occupied Buildings Under Construction !:Hld Indoor Air Quality, A Systems Approach, Tel (703) S03-29SD www,smacna.org Building Green, publisher of Environmental Building News, has an ¿¡rticlF. on construction IAQ management practices (Vol. I J. No.5), and" paper On Top 10 IAQ strategies, www.buildinggreen.com www.buildinggrcen.com/elists/halpaper.com SITEWORK; MEASURC en f'f.(:i! 9 ~ HAZARDOUS MATERIALS AND WASTE Reduce Potential Pollution and Health Risks WHO KEY BENEFITS v' Developer/PM I ..¡ HiC!fjI1h/I[Q ..¡ Site/Community V Arc h ¡teet "I I::'!ullder Vi Materiall:.tticiency " O&M Vi r:eslderrt S~ti~fClctiüf1 "I BuilrJir18 Manager 01500: 1I,J7r:m1Q(Js W('Jste Mr1n¡:jp;~ment PI¡:¡n, 16501: Elactrir.al Component Rec.yr.ling Recommendation Minimize tile amount of Ilazardous materials used and hazardous waste created in the construction and maintemmu; process hy following ttle three p's: redlJCe, reuse and recycle. p~scription HazardDus wastes typically generated on a johsite inclllde paint. solvent, adhesive, caulk, pesticide, wood preservative. asphalt, lar, oil (from trucks), kerosene (from portable heaters), and more. Managing 11aZardou$ wasle consists of tl1e three R's: rf~dlJçe, reusc and recycle. After eXhausting those options, proper disposal is essential. Reduce. First, purchase rnalerials Lhal are less toxic. Second, maintain good waste management praçtiçes tD avoid spills, emissions and other wasteful mistakes. Reuse. Once a hazardous material is on site, consider ways to reuse it. Paint thinner, tor example, can be reused several times. Materials exchange programs are also available. Recycle. Some ha7ardous waste can be recycled. Appropriate storage, pick-up and delivery must be arranged! and mllst be performed according to appl icabl~ laws. PAG[ 1Q SITEWORK; MEASURE 0-1 - - - - - - - - - - - - - - - - - - - - Benefits ßenefíts include reduced pollution of land, air and water; lower risk of endangering health; reduced fisk of costly clean-up; potential for fewer ()(:clJparlt cnrnpli':lirds; and setting a positive example in tile community ~_lifªtioD --.-- All new construction and major renovations. Also applicable tD cmgning maintenance practices. Design Details HAZARDOUS WASTE MANAGEMENT PLAN Develop a l1azardous waste management plan tllat includes waste reducti(HI, reuse i':H1d recyeling. Ir¡the construction documents, specify handling and dISposal of hazardous rnalerials. TI1e first steps are to I ist types and qlJarltilies of hä.zardous waste that might be generated and to target areas for substitutions and reduction. PURCHASING STRATEGIES Whenever possible, se:le\.t materials that are low in toxicity and don't contribute to hazardous wastü; * Manage ordering of ha:r:;3rdous materials to prevent overstocking and waste. " Let suppliers know you want the Icast toxic prorluct for the application. " Ohtoin Material Safety Data S,'eels (MSDS) for each product. Heview for potentially hazardolls compounds. Common hazardous attributes are high ignitability, corrQ5ivem~ss, reaçtivity and tDxicity. Sarer alternatives exist for most common products: Adhesives. Solvent-free adhesives and sealants work well for general and specific construction purposes (Fini.~hes & IlIm!:;I¡"w~.; Mei~5U/'e 03 IIdl1e.~i1/e5 (;l1d Se<.,I<.,nr.~). Paints and wood preservatives. Water-based paints, wood stains and preservatives do not require toxic solvents such as paint thinner for clean up (Fini$he$ ~ F(ifIJi.~hil1p,.~! MeiJSIHt' CJ2-lnlcriur Pilini). Metal primers. Usc Jow-VaC metal primer where possible. If necessary, spot-prime with a rust-inllibitlllg oilnbased prOdlJct. Pesticides. Reduce Or eliminate peslicides in landscaping and construction (Nmnil1f{& (Je.s¡p.I~: Me..;¡,sUfA CJ8-LIIIJ'Jc<lping). A.CWMA MULTIFA.MILY GREE:N BUII.DING GUIOEI,.INE:5 Apr:: ;![)()4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~- - - - -- - - - - - - - - - - - - - .- - - - - - - - - - - Lamps_ Specify low mercury fluDresCenllarnps (Systems: ML'¿I~;un' IJ., ·11¡gll Lf!n:II)III.'Y LIf,!llinf,), Solvents. Con5ider citrlJ~,··hased solvents ¡r1stead of chlorine-based solvents. Form releasers. Purchase materials with the lowest I,oxici!y. Cleaners. Select nontoxic cleaners. USING AND STORING TOXIC MATERIALS When toxic materials must be uscd, these stratt:gie~; can I,elp extend their lifeo Use solvents such as paint thinnp.r morp. than Or1C~. Strain and reuse tor cleaning equipment or other uses befor~ disc;mJing. Provide 8dequal.e secured space for the storage of hazardous materials. Keep all corlt<::lif18rS seäled La reduce evapor'ation and VOC em issions. Train construction staff on proper 118zardolls waste man;:¡gerncnt, including spill c.H1d clean-up procedures for eaclì product (SOG t/)e MSVS), Teach tenants about safer cl~äning and rnainLenance practices and products (OfJ(JrM¡on~ & M"interr8I1Ge; Me.;,sure OI-Trainings and Manuals). RECYCLING AND DISPOSAL Finally. afler reducing and reusing, attempt to recycle any r~rT11:ining produc13. For-profit entities can often donate leftovcr products to non profits for a tax cr~dit. Another option is to take hazardous wastes to appropriate recycling facilities (SifeworA: Measure Ol-C&D W¿~I~' M¡jn;}?,em{~I)IJ. After exhi~usting all other Dptions, ensure proper disposal of hazardous materials, "lake taxies to legitimate treatment, storage cHid dispOS81 (TSD) facilities, or solid waste man;3gcmcnt facilities. Ensure that all containers are clearly I¡,heled, and routinely check bins of discarded materials tor potential pollution sources. f)isposing of hazardous wast~ wilh nonllazardolls waste causes contalllination problem~, at landfills. poses I,ealth and groundwater prol)lems, and is illegQI. ACWMA MIJI.TIFA.MILY GRE:E:N aUll..,DING GUIDELINES Api'11 ;"(X)4 Code Considerations Businesses are liable for hazardous w~ste disposal, spills and other contamination issues under federal and state law. Controlled rnateri81s are listed in California Code of Regulations (CCK) Title 22, Division 4.5, Dr Code of Feder.1 Regulations (CFR) 40, Parts llO, 117, 261 or 302. Considerations for Residents Safer and cleaner environment and home. Cost and Cost Effectiveness -. -",,- ~lZI:IltllPlementíng a hazardous wa5te ~.- rr18nagernent plan is an important ~~ part of rcsponsible c()nstrucLion practicf;s. Trairling st8ff on proper procedures can add time, but will reducp. liability. SorTie low-toxic materials cost more than standard products, hlJt result in lower disposal costs. Resources ACWMA's Alameda County Recycling Guide IS a comprchensive glJirle tD reeyel ing and reuse; www.multitami Iygreen.org Tel (510) 614-1699 U.S. En"ironmental Protection Agency Regulations on h8¿ardous waste; www.cpa.gov/epa()swer/u5w/halwaste.lìtrn Peaks to Prairíes, Residential Ccmstruction Contractor's Guide, Section 8. Hazardous Materials~ http'llpeakstoprairie>.orglp2bande/ConstrLlction/ ContrGuide » EcoBuilding Times Qrlicle: www.ecobuilding.org!lib/ebt/2000/obrien.hlen SITEWDRK: M~ASUHE 01 PACE 11 · · · · · · · · · · · · · · · · · · · · · BENEFITS "II"" MEASURE 01 Recycled aggregate 02 High-volume fryash in concr~te 03 FSCMcertifi@d wood 04 Engineered lumber ....-..--...- 05 Advanced framing design 06 Steel fr¡:¡ming 07 Structural insulated panels --"......._...,"'_.,,"'- 08 Rai$ed heel trusses -..---....-......-.-.-. --".--..----..----- 09 In$ul,ation ..--.---------". 10 Durable siding 11 Durable roofing 12 Cool roof 13 High-performance windows ----------------------------------- This table lists the Guidelines' Structure measures, and shows the primary benefits of each (SUI::] /f¡Ð i",Jillidual meJsure:; for details), I .I .I I I I I // ~ //1 ,'/ ~ // 1 // ,'/' ,'/ ~ ,'/ I W·" I ~ I ~ I I I .L$" , J .:;:; I If I .~ I ~~ I' I ;,........ I ¡{J/ ¡'~/I,' '<i ,/,/t,/¡:?,/~ //,' " ,/;",/ :c~/4'1:?/ /iil/,:¡/(!"/ /4;/ I , I I I I I I ( ( ( ( I ( I , I' I I I I' "I I I I I I I. I I I' I I I : :,,1 ...... :.¡' : : I I I I' I' I I I , .,/ I I I I I I I ~ I I I vi I I I I I I 00 _-1--",_..,,__ I t I : ¥'" -"'t""'---:-'·;·---r-'··- : .¡ .:---..--"'! .¡ t·-;·- 00: :"'. .-...{ .._.~""_._-""- ~_.,,_._..._.{..._._-+--_.__._+-,,_..__.--: v'.: : : :.¡: : : : I 001. .. ..__.1 ..L",.,,__...L... _._...L_._.___...L."",._._._.--, I I I I I j I I I I ¥'" I I........ I j'¡ I V" I ~- -~ ._~.._--~_.._-~._---:-------.. .:---~ : :.,1: :.,r: :,1': V" : . __._..._____._L_.._ 00 .1.._---1.__.. ----1.._ 00 _"""",.1.._",,__ .._.J L__.. ... I I . I I I I ,1': :........: :.,r: :,1': V" : ·----:-·-·"'-·----:-"--·---·--···-·:"·-··--1 .:--"--' ~ ,~ I ~ I ~ j V" I ,. I I I I I I I I ~ : ~ : ~ : v : ¢ I I I I 'I I I ~ ~,~ I I ~ I ¢ V I I I I I I I I v" :./ : / :./ ~ . ., HeaIUtfIEQ: Reduce:> indoor pollutRllt!;, promote~ better induur envirOnrnl)nté:ll qU<':llity, ¡¡¡nd/or provides oPPorl:I)llities (Or irllprov!::!d ¡)ubllr:: tl<:!~lth. SiWCDmmunlty: Protects land, water and air on and near sits from pollution or other environmental damage, uses municipal infrastructure more efficiently by redevelopin,g building or site, ~nd/or provides important and needed amenities for the surrounding community. EnerHY E.fflciency~ Reduces building energy consumptiorl. Water Effici~"cy~ Reduce5 wat€!r use in building and/or on sits. Material Etfidena:;y: Reduce:>, rel,Jse!i. and/or recycle!'; mç¡terials th~t might have otMrwise ended up in landfill!;, reduces m*erials ne¡¡ded lo construct or oplJrc':lt£ the building, and/or uses materials produced in a way that minimizes environmðntal damage, O&M: Increases building's durability, 2Ind/or reduces operating and maintenance expenses. Resident Satilifaction: SallEs residents money and/or improves residents' ql¡ality of life. ENERGY STARt): Helps achieve ENFRGY STARIID for Homl;!S G!::!rtitication. -------~----~--------~~-~-~---~~-~~------~~~~ I'AGI'.: 2 STRUCTURE -------------------------------------------------------------------- ACWMA MULTIFAMILY GREEN eUIL[)ING GUIDELINES April 2001 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ---------------------------------------------- KEY CONSIDERATIONS Adv,HI(;ed fr¡lIlir~g dc~lgn elerncnts, SLlC~) ~:!; 24-inctl stud sþ<!cirlg ¡'md hoMers made from engineered lumbar, save rBsour(:~~ while improvins building performance. This photo W03!:i taken durinQ; çonstru~tion <.It the Fruitvale Habitat for Humanity project in Oakland. ..------------------- CONTRACTOR EXPERIENCE Seme of the product5 and techniques described in this section require experience orspecialized skills that aren'tfound on every construction crew. For example, the techniques for designing and working with high-volume flyash concrete (5'''''u''" Measure 02) are stìll new to many engineer:s and contractors. Similarly, if installing dðmp-spr"y cellulose in5ulation (Structure: Mf:!iJ5Urf! 09), you need an experienced subcontractor who knows how to avoid moisture-related problem$. With steel framing (StnICltlf~¡ Measure. 06), a more skilled labor force is usually needed. As early as p055ible in the design phase, the project team should identity any measureS that might diverge from standard practice. PRODUCT AVAILABILITY Many of the materials recommended here are readily available. For example, many cities in Alameda County have ordinance$ reqUIring construction site waste recycling, so there is plenty of recycled aggregate available (S'"clu,", Mua,ule 011. High.volume flya$h mixes (Structure: Measure 02) are also widely available in the Bay Area, as are recycled-content insulation with no added formaldehyde (Structure: Measare09J, engineered lumber (StfIJcture: Me.asure 04) and high-performance windows IStwctl'leo Mea.'"1e 1-'!- other products may require more effort to obtain. While FSC- certified hardwoods (Structure: MeiJsure 03), for instance, are generally mOre readily available than FSC softwoods, supply fluctuates, which affect$ both availability and price, Early in the design phase, the project team should flag any products or materials that might have longer lead times or require extra effort to source $0 that the contractors can work to ensure that they will be on hand when needed. COST An integrated design approach will help reduce construction costs as well as operating costs, Fer example, it may be possible to downsize or eliminate the air- conditioning system if the design includes a cooi roof iStruclur" Measule 12¡combined with other energy-saving features, such as overhangs, increased insulation, high- performance windows and proper building erientation. Other measures may cost more than conventional construction if the product itself is more expensive, the technique is more labor intensive, or the contractors have limited experience with the technique and therefore submit higher bids. For example, studies have estimated that, overall, inst;;¡lIed ~teel framing (StructufB: MeM;Ute 06) costs anywhere from OQ/o to 7% more than wood framing, mostly becau5e of increased labor costs. However, steel prìces are more constant than wood prices, resulting in lenger price guarantees from manufacturers, which helps with project budgeting. Compared to conventional wood framing, advanced wood framing design (SttL/ctl!te.. Measure 05) doe5 require som~ additional effort during design and careful oversight of the framing contractor in the field. But it can reduce lumber use by as much a5 20% to 30%, while also providing more room for insulation and increasing the building envelope's energy efficiency. Refer to the individual measures for more information about the savings and costs associated with the structural components of green multifamily housing. - - - - - - - - - - - - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~ STRUCTURE "' - - - - - - - - - - - - - - - PAm: 3 ACWMA MULTIFAMilY GREEN BUilDING GUIDEL.INES April 2004 U) ,·-,,1 -':l~"';1 ,-.' ,/ (-- ,--, () ---,I c= ::::0 rrl ---------------------------------------------------- () ,j " ~'~"1 ROLES AND RESPONSI 81 LlTI ES 7-' ,'" '_I ....~"_. . , 'I,,"~"'"" C~"'" ,-:::;::¡ '·''1'''1 - - - - - - - - - - - -. ." PAGE4 STRUCTURE , Policymaker and code official. To help pave the way for more sustainable building practices in your community, stay current on new construction techniques, such as high~vollHTiE:: flya~h concrete (Structure: Me.asure 02), structural insulated panels! or 51 Ps (Structure: Measure 07)~ and advanced framing design (Slru(;{uru: Mu¿~urG 06). Developer and project manager. Support an integrated design approach that evaluates costs and benefits within the context of whole-building design and construction. Be alert to products and technique. that bUllde" may be unfamiliar with or that may take mOre effort to source; discuss these issues regularly in project meetings. Recognize that increased design fees related to integrated design are often recouped during construction. Funder. Some of tile recommended measures cost more but will result in buildings that are more durable and cost less to operate. Seek financing .olutions that promote quality construction and long-term ..ving5. ~ Architect. Stay informed about high-performance products and techniques. Promote an integrated design process and be able to articulate to the prolect team how the individual features of a design add up to more than the sum of their parts. involve building officials in the project early. If the design coli, fl" construction methods or products that oren't standard pradice, work with the developer to help ensure tho! qualified contractors are hired, and provide those contractors with the information and resources that will help tl1em successfully build your design. When necessary, seek de5ign ¡¡¡S$istanç~ from çonslJltant$ with 5pecific experti5e. Builder. Keep current on the latest high-performance products and construction methods. Develop a network of subcontractors who are committed to practicing high-quality green construction. If the design cal15 for products or tecl1nique5 you or your subs are unfamiliar with, di5cuss the5e issues early and openly dl"ing project meeting, so that the team can work together to ensure success. FOCUS ON STRUCTURE: Carmen Avenue fhis 30-unit community, to be built In Livermore by Allied Housing, is designed to be comfortable and energy efficient even when summer temperatures exceed 1 GOoF. Th~ goal is to reduce the need for air cc.mditioning to the poinl where it is rarely required. Almost all glazing is on the sOlJth and north sirles, with overhangs on the SOUtl1 facades tor shading. Passive solar 11eating/cooling has b~en incorporated into the desigrl, including 5/8-inct1 gypboard On walls and ceilings to provide a small amount of thermal mass. Formaldehyde-free fiberglass batt insulation in the walls (R-19) and loose-till cellulose in the root cavity (R 3R), pius luw·e insulated glaLing wilh vinyl windows, will help keep the units comfortable while reducing utility bills. Natural ventilation from consistent afternoon breezes and cool flight air c;ontriblJte 1'0 the cornfcxtable, energy-efficient design. lu lui!rll"ìOrG i..'IL'!()¡¡II/¡is No/eel, ~;'GO 10 Vie Ci'¡rmell A¡i{~I)Ut~ C,~$e aw.1y. ,. .- ,~ -. - - "' -- ,- ,-, - -- . ACWMA MULTIFAMILY GREE.N BUilDING GUlbELlNE:S Apnj 2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~-------------------- RECYCLED AGGREGATE Specify Recycled Aggregate for Fill, Backfill and other Uses WHO KEY BENEFITS .¡ Dp.\lf:!IOpBr'/PM Y Arcllitect y GuilrJf!F !:I"I ':j"11 '1'1": ..¡ Material Efficiency 'I .-.....-----...--..----.....-- 03052. Concrete Aggregates Recommendation Specify recycled aggregéJle whenever CalTrans Class II material,; <-Ire 5pecirierJ. Description CalTrans Class II aggregate is used as fill under slabs, for backfill and for other uses. Virgin aggregate comes from sourccs such as riverheds ~nd quarries, which disturbs the environment. Recycled aggregate typically clean, crusl1ed concrete- is generally available in Alameda COllnty as an alternative to virgin materii:lls. This concrete is removed from demolislled buildings and sitcwork, and is prQf:es5ed and cleaned for reuse. ¡r---..-'·'--·-·"···.. '11 '''''''''''''''''''''",,,,,,,,,,,,, .~"'~"""'"""'""""'.,,""'- Cüllcrdl.: bUill!; ~NtC(l [Or' rCll~c as w,p;n:~F:att7!. ACWMA MULTIFAMILY GREEN BUILDING GUIDEUNES AIJ'II ;"(,1()4 - - - - - - - - - - - - - - - - - - - "",I Benefits JI Construction and demolition (C&D) debris constitutes approximately 21 % ot the materialslandf¡lled in Alameda County. Keeping concrete out of landfills benefits tile county and makes good lJSe of the material. Recau5e CDncrete is expensive to landfill! and because many cities in Alameda County have ordinances requiring construction site waste recycling, there i5 plenty of recycled aggregate available. Application Applicable wherever Cia" II aggregate is specitied, for example as backfill drainage, and under parking, sidewalks and huilding slabs. Desi~n Details If a project is built on a formerly developed site, consider crushing concrete on site to supply aggregate for the new development. Code Considerations œma Chec;k with the local building ~~ department to cnSlJrt: that recycled ___ aggregate can be used without complications from the city. If you need assistance or information, contact the Alameda County Waste Management Authority. Considerations for Residents None. Cost and Cost Effectiveness Recycled aggregate costs the same as standard aggregate, between $1 and $tS. ton, depending on availability. Resources " ACWMA', Builders Guide to Reuse and Recycling lists suppliers of recycled produçts, including crusl1ed concrete: Tel. (5101 614 1699 www.multifam i Iygrccn.org 5TRUCTURE~ M~Af;uRE 01 PAGE 5 - - - - - - -~.- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- ... :"'"'j Ij, ·---"""1 -rl .,_,","""", "0""'"'''' --) ,·""",,1 ,,,~_. ~~J:,:~",.i r~""-'i r'Aé~~ 6 HIGH-VOLUME FLYASH IN CONCRETE Use Concrete Mixes with a High Volume of Flyash WHO KEY BENEFITS ..¡ Developer/rM Ý Enr.rgy Efficiency ..¡ Architect v Builder Material Efficiency O&M 03300; Ca5t-1n··Place Concrete Recommendation Use high volume flY,J')h concrete. Description Fly"sh is a waste product of coal-fired electrical power plants. 111 tile United States, about 60 million tOilS of powdered flyast"¡ is r~rJ"lüved from the exhaust of these power pl,mts every y~ar to redlJCe air rolltJtion. Less than 30% of that flyash is recycled. Tile rest is lalldfilled. O"e common method of recycling flyasll is to use it to replace a portion of the portland cement 111 concrete. ConcreLe is CCHlsists of 5i;3nd, aggregak, cement ami other admixturcs, Most oxisting recommended practices limit flyash lIsage to 15~'/o or 20% of tl18 cement portion of concrete. This increases the strength (:HId improves the durahility of concrete. ['Lit uSing a Iligl1er volume of flyash Yields greater strengtll benetits and diverts a larger amount at this waste from landfills. Highvolumc flyashls typically defined as concrete that contains more than 30% flyasb in Lhe cement portion of a concrele mix. Benefits Flyosh Improves the performance of concrete by increasing strengtll, reducing permeability and reducing corrosion of reinforcing steel. The environmental benefits are reduced waste in landtills, lower energy use (manufacturing portland cement is very energy intensive), and fewer greenhouse gas ernissions. Cement is made by healing lirneslone and oLher minerals to 270Q"F irl l<::Irge kilns. For ~very ton of r:~m~nt produced. about HOO pounds of carbon dioxide (CO) arc released into tile atmosphere; in fact, the cement industry conLributes i':Ihout 8% of all the rmmrnade CO" STRUCTURE~ MIN;l,IRr O? in our atmosphere. CO, is one of tile primary greenhouse gases tl"t contributes to global warming. Reducing the U5P. of l.emE~nt in concrete is one way to help r~dur.e global warming. Application High-volume flyash is appropriate for use in footings! mat fOIJnCJätiDrlS, slabs Dn grade. släbs on metal decks. cast··in- place and tilt-up walls, drives, sidewalks and equipn1ent p<::Ids. Consull wilt] an expert b8'fore using high-volume mixes in columns and with post-tension systems. Design Details Althougl1 flyasll has been used in concrete fo, decades, the t~l.hniclUe~ for d~signing and working with high.. volume flyash concrete arc still new to many engineers and contractors, so it is important to discuss flyasll early ir! the design ptlé1Se. Flya511 reaches its maximum strength more slowly than typiC<JI mIXes. although this can he partially addrC55ed by tile use ot low-water mixes. In some cases, this added time can arfeCl cOflstrucLion scheduling, so be sure Lo get thi~ information early from the engineer. A Hlgll-volume Ready Mix will, 50% Ilyash should be mixcd with 20% to ;')5% less water tl1an a product witll no flyash. Ihe water quantity is tile key to keeping cure time reasonable because acceleranl admixtures are expensive i:nd rloL always effective. The downSide is that workabi lity- including surface finishing-can be somewtìat more diffir.ult. It is therefore import,mt to lJse conr.n~te finishers who are experienced in working withhigl1- volume tlyasll concrete. Code Considerations .-.-..-.--.-.-.--- ASTM sets standards for the chemical comµosilior! or flyash. bllt docs not specifically limit the amount in concrete. In standard construction. tile amount of flyash specified in concrete has been limited to 15% or 20%. This resis!ärlce 10 changirlg slandi::1rd pri':lct'ice [T1i':1Y be a larger barrier than any IQcally applicable codes, Þ,CWMA MUlTIFAMILY GREEN BUilDING GUIDELINES ^IJri120G4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~--- - - - - - - - - - - - - - - - - - - - - - Considerations for Residents None. Cost and Cost Effectiveness mma High-volume flyasl1 concrete mixes ~.- arF. widely available in the Särl ~~ t-rancisco 8ay Arca and CQ5t the same as low-volurne mixes. However, contractor bids tor using high-volume flyash Can be high if the cO[ltracLor is unfamiliar with working with it. '10 Ðvoid surprises, have lhe slTuclural engim~er discLlss concrete Witl1 the contractor carlyon. Resources Portland Cement Association provides resources for tl18 specification, application and use ot all types of r.ernent, r.nncrete construction, and concrete products including flyash, www.cement.org Building Green has resources on high-volume flYð5h concrete: www.buildinggreen.com £nvironmental Design and Construction maga7ine t1as articles on 11igh-volume flyasl1 concrete; www.cdcmag.çom ACWMA's Materials Oat abase lists products that r.orrespond with this rneQsure: www.l1lultifal1li Iygreen .org ACWMA MULTIFAMILY GÑ£EN BUIL[)ING GUIDELINES A~ril 2001 - - - - - - - - - - (/) ·1 1··"·1~" I , STRUCTURE; MEASURr ();! l'I\(;r 7 -------~--------------------------------------------------- FSC-CERTIFIED WOOD ..," Use Wood Products Certified by the Forest Stewardship Council (FSC) ","'''''''.''''. WHO KEY BENEFITS I";,:', ..¡ FUf1der ..¡ Policymaker .../ Arr.:tlitect ,¡ RlJilder ,,',':::'1:",:'1 ..¡ Material I:.fflclency 06100. Rough Carpentry, 06400: Arcllitccture Casework/ Woodwork, 09600. Wood Flooring Recommendation Specify FSC-Cf~rliried wood for wood applications, including frörnirlg, flooring, trim. cabirleh, decking and fencing. Description The Fore5t Stewardship Council (FSC) IS a nongovernmental organization tt1aL promotes standards for sustainable fore:stry certification worldwide and accredits torestry certitiers. ,SC principles Include management for biological diversity, IOf1gnterrn forest health and long term economic well-being of local communities. FSC tracks i:H1d rnonitQr~ wood throughout the chain··of clJstody . ,·as it moves from 11arvesting to manufacturing and distribution and finally to the point of sale-to ensure thM the customer is actually getting a certified slJst~inably harvested product. ~ FSC Thf! Fmf!M St€w,~n~~hip GOllll(;iIIO~O. Look lOr till:; 1õ.~b!Jllo ûrl~uru [!'I<.ìL wood pt'O(II,Jcb ('.ürrl!J IWHI welllflailagt:u fürt:~b. ~'^GL 8 STRUCTURE; MEASURE 03 FSC authori7es third-party r.ertifying organi7ations to carry out certification. In the United States, tilese organizations are SrnartWood and Scientific Certification Systems (SCS). These groups certify forest lands and cllain-ot-custody forest products based on r'sc standards. Benefits FSC certification guarantees that forests are managed in a way that will assure the long-term availability of wood while protecting the health at torests and the natural resourCeS they corltain and supporl. Application FSC lumber is now avail~hle in fr~ming dim~n:,i()[1:, (2x4 tllfOUgll 2xI2), as plywood. and as other engineered wood products. Design Details A It is important to c{)(}rdin~te with suppliers In advance to ensure availability and secure the best pricing. FSC-certified hardwood (tor cabinet faces and flüors, for ex<:irnple) is more readily available and cost effective than FSC-ccrtified softwood (fOf mOfe in!orrrlilUo{! <JtJout l..'!lvironmml¿llly pri.:.'lc!rcltJ/I:.' wood product:>. :>l'l..' Strur:tlire: Measure 04-Engineeœd Lumber / Structure: Measure 05- Adv.inr:ed F/"f!mil1p, ~.51~7n / Stl"lJr:t!!fP.! MAasl!I"I'r DR R,ii.SArI HAA/ Tt·IJ.S~A.S / Slruclurr.:: Mc<t:>wl' 1 U--Ul.lfiJÚ/U S!dmf, l/mi:>!Jc:> & f ¡¡r{JI~ll!iIJÞ: Mr.:iI~;ur() 07-Wooo Flooring AltAm,:¡tives). Poorly m.~nAp'f!rl timhf!r hArve:=.ting rrAdi(;f!~. ~An rlAmA¡;¡e f!U)!;y~.tf!m!'. And h;;.tm the IOlìp, t~rt11 €COlìomi(: welll)eillp' ("]f 1(1('.;;.1 (:olì1n1lil1itie~. Code Considerations There are [10 code issues with certified wood. ACWMA MUlTIFAMILY GREEN BUilDING GUIDELINES A:xil 200-1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -- -EI!!!!IDI:::QD - -- - Considerations for Residents r'SC-certified wood has no direct effect on OCClJpant5. Cost and Cost Effectiveness B!DIIZZI FSC-certlfied hardwoods are easier ~.... to r",d and more affordable than FSC- ~~ certified softwoods. FSC 5Dltwood prices are generally higlM than noncertified lumber, while FSC hardwQod5 are generally about the sarne price. Resources " Forest Stewardship Council (FSC) Maintains online lists of certified forests and chain-of- custody suppl ¡er5: Tel (?02) 34?-0413 www,fscus.org , Metafore (formerly part of the Certified Forest Products Council). Provides information about certification programs, and lists of certified forests and fQre5t products, Tel (503) 224-2205 www.certifiedwood.org " Certified Wood and Paper Associates The CWPA works with arcl1itects, builders! specifiers, and others to help write correct specific<::Itions and find available FSC products, Tel (503) 224-7696 www.cwpa.info ACWMA's Materials Database lists products that correspond with this measure: www.multifamilygreen.org Third-Party Certifier of Wood Products These independent certification organizations maintain online lists of certified forests and chain-of- custody suppliers. Scientific Certification Systems Tel. (510) 452-8000 www.scscerlified.com Smartwood Tel. (S02) 434-5491 www.smartwood.org ACWMA MULTIFAMIL.Y GREEN BUII.DING GUIDELINES A:·!t·11 ;WJ4 - - - - - - - - - - - - - - - - - - - - . STRUCTURE:: MEASURE 03 ... - - - - ;' ) ·,1 "] '~-,_. C) --I r" 1,.",",_",,,, '"1"'1 /"""\,..,,1 "·-1 PAGE 9 -------~--------------------------------------------------- ;'""-,..,. \...-. (-") ,,,·,,11 (''''..'. "'."",,_.~ '-;n ,.1' ',,,,,,, rr] I'Nìll0 ENGINEERED LUMBER Use Resource-Efficient Engineered Lumber Instead of Solid-Sawn Lumber WHO KEY BENEFITS ..¡ DeveloperlrM ',.:11,1.1:':,1 :1, '\11"'1'1 I.,::i!' 'I Ý Architect Ý Ruilder '..'II I'¡, VI Material Efficiency I;:i',il 1,'1.:::'11 1'.:::::::'1';", :'!I ¡..;I",::'.I'I,:',¡ DlVISION~: WoorJ cmu PI~~tir..:~ Recommendation Substitute solid-sawn lumber with cngineered lumber. Descril!tion Solid-sawn lumber in sizes 2xlO and greater typically cDrtle' from old-growth forests. Engineered lumber products, on tl1e otl1er hand, come from small-diameter, fast-growing pläf1tatic)n trees. These prOdlJC:t5 include ghJed laminated timber (gluIÐm), laminated veneer lumber (LVLI, IÐminated strand lumber (LSLI, parallel strand IUlnber, wood I·joists (TJI), wood floor trusses, oriented strand board (OS B) and other manufactured wood structural materials. These are described in more detail below, » Glularns: Layers of dimensional lumber bound together. Can span great di$tances. " LVL: The outer veneer/layer of timber that is bound togetl1er. Useful for long spans and as headers. " LSL, Structural grade product made from fast-growing trees. Made up of long strands of wood fiber. Used where straightness is desired, wch as for studs and rim joists. ¡ Parallel Strand Lumber: Very strong engineered product made of long strands of lumber pressed together. Used for high density applications, sucl1 as headers and beams. ST~UÇTURE; MEASURE 0'\ " TJIs: OSB core "web" material sandwiched by either a parallel strand lumber product Or solid core lumber. Used for floors and roof jOists. 058; Cross oriented wood frurn bst-·growing species are bound together. Used for sheathing and many other applications. The wood fiber III engineered lumber products is bound logether using various glues. One common binder is urea formaldehyde, which presents some concerns for indoor air qual ity, and can often be avoided Itor' 81ì in depth discussion. see Finisfws & Furnishings: Me<Jsure 09--Cilbirœls, Cou!1tAr.c; ,'inrl Trim). Benefits Engineered lumber can help improve energy efficiency by complementing OVE framing tecl1nlques that increase insulation levels ($trur.tlJl"f!~ MF!aWff! œ;·,·"Adl/{m(:p.d Fn.'iminP. uU~I~n I !jUlIclwu: M(j¿j$ur'U 09 1r1~uf¿jt¡O()). Engineered lumber manufacturing uses trees efficiently by making large-dimension materials out of wood cllips and young trees. Engineered lumber is more dimensionally stable and straighter than conventional lumber because it does not have a grain and therefore does not expand and contract as much as solid wood, Wood I-joists use up to 50% iess wood fiber to perform the same structural function as similarly sized solid- 5awn lumber, and they will no!' twist, warp Dr split. They are stronger, ligilter and can span greater distances than 2x1Os or 2x12s. OSB is as strong as traditional plywood and is less expensive. Some OSB has a lower formaldel'yde content than plywood, contributing to healthier indoor air quality. Engineered beams SLlch as glLllanlS, parallel strand lumber, lamim¡ted strand lumber and laminated veneer lumber replace the need to use old-growth timber, while providing superior structural characteristics. Flngcrjointed studs arc straighter and stronger than solid-sawn studs, helping eliminate crooked walls and reducing material waste. Application Applicable tD all buildings where solid·,sawn lumber is IJs~d. ACWMA MULTIFA.MILY GREEN BUILDING GUIDELINES Apr' 20011 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - ------------ De_sJg!1 Detªils Plan for the use of engineered lumber from tile beginning of the design phase. Take advantages ùf design synergies that can result in energy savings and materials reduction, such as with advanced framing. Here are some strategies tor designing witl1 engineered lumher: Joists, Replace with wood I-beams or engineered tnJS5eS " Non-load-bearing Ileader, Replace witl1 small members (double 2x6s) ¡:, Structural headers and beams; Use engineered headers and beams " Floor joists, Oesign on 19.2-incll centers to improve cost efficienty Code Considerations Most engineered lumber products have been code approved for 30 years or more. Flngerjointed studs should only be used in verti"òl applications and must be integrated into tile seismic engineering design. l-tJe:=..m floor ¡(list:=; us!'! up to 50% If!sS wood flbf::!r to perform th!2 ~¿'rTl02 WI)çtur;;¡1 fUI1c:tion 1!~ ~,imil(rly ~i7f!rl solid-sawn lumbf!r. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April 2004 Considerations for Residents Try to purchase engineered lumber that is not made with formaldehyde binders. Phenol formaldehyde binders, while not emitting as much formaldellyde as urea formaldehyde binders, mòy still pose an indoor air quality concern, The best bìndcr option is a fQrmaldehyde free MOl (methyl diisocyanate) binder. Cost and Cost Effectiveness ~IZIII Engineered lumber is cost ~_ competitive or slightly more ~" expensive than conventíonallumber. Some products, like I-beams, will actually require less labor to install, but may require that the laborers be more skilled. Engineered studs can save time because of straighter walls, resulting in less shimming needed to true walls. Resources Building Green. publisller of [nvironmental Building News, has product information and reviews; www.buildinggreen.com " ACWMA's Materials Database lists products that correspond with this mcaSlJre~ www.rnultifamilygreen,org STRUCTURE: MEASl,JRf' 04 ¡'AGE 11 -------~ -~'.,.~ ~,'~"_..- ,I ~-,- <,,',...-.... \. ,,) ,.,,,,....,,,,,,,,,1 "T"I -"",""1"""", [T"11 l'AGr 12 ADVANCED FRAMING DESIGN Use Less Wood & Improve Energy Efficiency with OVE Framing WHO KEY BENEFITS I DeveloperlrM I Health/I EQ i'I,'''' I Energy Efficiency I Arc:hiLI:!Cl I ßIJilcler ,I M~lerial Erfic:iency ':1'.." "1':1 ,I RI:!!:iitlent%li:1f':JClior'l I FNFRGY STAW1 06460: Wood rmming Recommendation --.--- Design framing with Optimulll Valuc Engineering (OVE) tecllIliques. Desqiption OVE or advanced frarning is tt18 practice of using less wood to <lchicvc the same structural integrity and increased energy etficlency, Tile National Association of Home Builders Resea,cI1 Cenle, developed OVE framing in lhe e"ly 19S0,. Benefits OVE framing can reduce lumber reqllirements by 20% while increasing the envelope's energy efficiency. The larger the sp<::lce between studs, the rTHJre roOrT! for higher-value insulation materials throughout the entire wall assembly. OVF framing also reduces typical cold spots ,uell as corners and intersections of the interior and exterior walls. Applicatiºn Applicable to all new construction projects, altlwugh the techniques and recormnendations are different for low- ri~e and mid-rise buildings. Advanced wall framing should not be lJsed for party w¡~lls. Steel-framed buildings can also benefit from advanced framing by increasing insulation Icvels and reducing materials ($trw:.:lurO: Ml'if'.iurc 06 Stccll r¿ml!r)~). This measure does not apply to concrete wall construction. 5TRUCTURE~ MI ASlmr O~ - .- -. -. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Design Details avE. framing requires some additional wall elevation drawings dUring design, and caretul oversight of the framing contractor in the field. OVE framing includes the tollowing techniques, " Expand stud spacing from 16 in. to 24 in, (first in interior walls, then in exterior) 'i> [Iiminate window/door Ileaders in non bearing walls Use insulated headers on exterior walls Align roof framing/trusses witll the wall and floor framing (stack vertica!ly) Use Ileader hangers instead at tack studs " Use two-stud corners with drywall clips Use ladder blocking for Interior partition intersections witll exterior walls Do not IJse jack studs or cripples IJnder window openings Dcsign with ?-ft or 4-ft modlJles. Fnsure windows and doors fit between two studs (and are not odd sizes that require extra studs to make them fit the rough area). As a result, fewer finish materiäls, like drywall, will be wasted (lur ¡r!Ore If!lurm¿¡tion ¿Wout rOSI)U{r.':(J ·ellicienl tr{iming, $œ Sitework: Measure 02-[fficient Use of Construction Materials I Structure: Me{:I.~i,'J/"P. n::¡····F:=;C"Ce¡1ified W¡Jod 18tfIJr:tlJre~ M~F:i.~/Jre 04 ·-FngineerAd LumL'cr' I $t/'({ctu({~; MOiì.<;ute 08 l~i~15eä He(~1 Inlsses), Code Considerations Advanced framing tecl1niques are code approved by BOCA (Building Officials and Code Administrator's National Suildlng Code) and IFCC (International Energy Conservation Code) tor one-to-two story re5idential buildings. Advanced framing may not be code approved for all levels orl multistory buildirlgs over two floors. Check with code officials to determine parameters for all stories. Single top plates are sometimes Included in advanced framing but ðre genera:lly not rf.:commended in California due to code restrictions. Cheçk with local CQde officials for seismic considerations. Considerations for Residents -".-".-.--..--.---..-.-...-.. --.----.- OVE framing can increase occupant comfort and reduce energy hills. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES ^pril ;.'1)()4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~--------- - - - -- --- ---.--. Cost and Cost Effectiveness ____.m DDIIa According to National Resources .-....- Defense Council (NRDC) efficient ~... wood use in low-rise residentIal buildings can result in an 11 % to 19% reduction in wood use (see ResDurces). POI NT LOAD! NG TRUSSES rQinr IO:;l(1inp, i!;; prf!ff!r.'!hle to st-'!l1CJ::!rrlloadillg. When truss la;:¡¡js are stacked directlY over 24"08 framinp., it rf!cJlJiCf!!', thp. fr;:¡min~ m¡¡tp.rials requirecl .,n11 increases t11f! il1~,I,IMion (":;'¡!18¡;ity (')f W,'II,.. STANDARD LOADING POINT LOADING ACWMA MUlTIFAMilY GREEN BUILDIJ',IG GUIDELINES April ;!()()4 - - - - - - - - - - - - - - - - - - -- - Re~()urces " Natural Resources Defense Council (NRDC) publi511es " hooklet titled "Efficient Wood Use in Residential Construction" (199S), Tel. (415) 777·0220 www.nrdc,org!cities/building/rwoodlJs.asp Emeryville Resourceful Building Project A ca5e 5tudy puhlication about a resource-efficient attordable 110using project designed by Siegel & Strain Architects in Emeryville, CA, Tel. (510) 547-S092 www.sicgelstrain.com "''''''-'''^' "·"-~'"'i f" '--- """""1"'" "",''\,,,,, I'T'" ROQf TrI,J!'.!'.p.!'. ?4"or. spacing Diredmn al laClu fWln rool trusses tü studs Solid header Trimmer ¡¡no king 5tIJds Studs spacecl16"oc Crlpplu Stud Roof Trus~t!s 21"ac ~pClcillg Dircctlon of 10..~(1 from roof trlJ~,~,e!'. to ~,tlJd!'. In-:;ulatecl Header in met¡¡1 h¡¡ngp.r!i Met¡¡1 hanger StlJd~, ~,p:;¡çt7!rl ?4"or. (Aligned under trusse~) Crlpplu Stud nccessary only for sidinp, or gypsum bo¡¡rd nailing STRUÇTURE:~ Mt ASIJlìb. 0:) PAGE 13 -~ STEEL FRAMING Steel: A Lightweight, Durable and Recycled Framing Material WHO KEY BENEFITS Vi Developer/PM ý Fundcr VI Hf!fjlth/l[Q \/ Architect ..¡ I::!uilder Ý Material Efficiency I : ~ .I II ''''I ----...--....-. 05400; Cold...formed Metal Framing Recommendation Use high recycled-content steel instead of wood for framing. Ensure there is appropriatc insulation dctailing to minimize therrnal bridging. Description Wood framing has been the norm in residenti¡;¡1 building for years. However, the loss of mature forests Ilas led to rising costs and lower quality lumber, making steel an economically viable alternative. Structural insulated panels, or SIPs, are also attracting irÜerest becQuse of ¡heir quick assembly times and low cost ($lr'tlclvrl.~: MCi~~'lI(e 07), Steel-framed buildings h,Ne rlurnemus advi:mtages over traditional wood structures (.~AA Rp'jp.fit,~, he/ow). The greatest henefit, of steel in buildings, however, may be realized as new construction methods are developed. Steel can span greater distances tl1an wood, for example, and can be framed at greater stud distanf:es (Stmcturp.! Mp.asurp. 05-ArlVR!?Gf.d FIi.'I/11il1f, De~~if,nJ, Replacing standard stud and insulation framing Witl1 new designs (panelized or pre- engineered systems) may yield superior results. One area where steel çontinues to he closely scrutinized is energy effiçiency. Steel conducts heat more than ;JOO times better than wood. If tile design doesn't include adequate thermal breaks, serious 11eat transfer can occur through a process called thermal hridging. Even with thernlal breaks, most steel-framed structures are less energy efficient tl1an similar wood-framed buildings. f'A(;f 14 STRUCTURE~ MI'A~;lJl¡1 Db . - - - - - - - - - - - - - - - - - - - - - - - - - - - - Advances in the industry, inçluding recycled-çontent steel (tYPically 10% to 15% postconsumer content, with some companies now offering steel with over 60% postconsurner content) and increased pollution controls, have redlJr:ed some of steel's negative environment81 impacts. Stecl is also fully recyr:lablc ·an important environmental benetit-Ðnd CÐn be mÐde back into high- vi:ilue sLee!. I Steel fr;;¡1l1ed buildinp; det;;¡il. Benefits Steel has numerous benefits over wood framing: Greater stability and higher strengtlHo-weight ratio than wood Will not warpl sl1rink or rot, is termite resistant, fireproof, and p()t~f1tially can last longer than wood with less maintenance Greater design flexibility because of steel's strengtl1 (larger op~n spi::ces are possible) Can be designed and pre-cut to exact dimensions, reducing jobslte waste Foundations may b~ less pron~ to movement problems because less weigllt is exerted downward (some steel framing welglls one-third that of wood). This may make i! possible 10 reduce bracing requirernenls. Walls and COrnerS are square, resulting in quicker finish installations. including drywall Holes pre· punched in framing webs carl ei::sily accommodate wiring and plumbing without compromising structural integrity Not necessary to use tr~(:Ited lumber, red~J(.:irlg toxic compounds ~ Interference with television and radio signals is " myth ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES ^rrll )('J(J4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ -.- ------- -- - -- ----- -- - ... Application Steel traming can replace lumber for most applications, Design Details STEEL VS. WOOD FRAMING In a one-for-one replacemcnt of wood framing, a more ski lied labor force is needed to frame with steel. Steel framing is typici::lly insLi:llled by a commercial framing crew, not a residential crew, which carl mean higher labor rates. This is primarily because stecl walls are In·line framed. Floor studs and roof rafters align with the wall framing, and studs arc fastened to a top and bollom track insl.e"d of lop and bottom wood plates. Steel tracks arc not capable of transferring vertical loads, so bracing is needed, requiring more skill than wood framing. Additionally, ~Jeel frames i::Ire screwed together instead of nailed. Nail guns arc very fast and easy to use, making steel framing more labor intensive. However, screwed steel members can be disassembled in during remodeling. Cutting steel framing with chop saws and electric snips "Iso requires more skill than lumber cutting. Automatic·leed ,<:rew guns with self-drilling screws. pneumatic sl1eathing pin nailers, and portable plasma torches are increasingly used to reduce labor time, and promise to make steel more competitive. PANELlZED AND PRE·ENGINEERED SYSTEMS One way to redlJr.~ labor is to purchase panelil.ed or pre-engineered building systems. Panelized syslerns include pretabricÐted walls, floors and roof components. Exlerior sheathing and finish can be applied prior to erection, Some manuf<.'KtlJrerS offer pre-engineered systems in which building components are made prior to installation. Pre-engineered systems usually require crew training from the supplier. Both of these option5 can incr8i::1se rT1älerial cost by 15% or more, but can reduce labor and installation time and cost. Il is not uncommon tor panelized walls to be erected in one· fourth the time of stick-built structures, Wl1ich is a particular advantage during inclernerlt weatt1er. ACWMA MULTIFAMIi-Y GREEN aUILDlNG GUIDELINES April 2001\ -. - - - - - - - - - - - - - - - -. THERMAL BRIDGING The higgest downside of steel training is increased heating and cooling losses through therrnal bridging. Thermal bridgi ng occurs when steel studs span from the exterior to the interior of the building envelope, Because of steel's Iligll conductivity, energy (heat or cold) eäsily moves tllrough the metÐI, "1 his minimiz~s the usdulnes5 of insul<1l.ion between studs, ThermÐI bridging essentially gives kat a way tQ hyp"" irlsulation, as shown in this illustration; ,. " c-·- wOOD FRAMEP STEEL FRAMED An in"lilMp.n :=.tp.E!1 fr;:¡mE! w¡:¡11 withoLJllhl:rr¡I<.lllJrlu~1.; c()rìtro1hn¡:: mea,;lIt'e~, will only rlt"!rform :-)0% to 70% <IS wf:!11 <.I~ iJ ~lrllll<.1rlv l)lIilt wQnn wall. Steel ~tlld~ likp. tllp. "(';" e:.h;:¡nnE!1 shown her!.: c¡¡n dfueLI\lely I)YI)"~~;~ mudl ul UIÛ l'\Ii.ìll'~ in~lIlation. Tü lessen tllennal bridging, use a thermal break to isolate the steel from any direct contact with tl1e exterior or interior. On the in5ide, sheetrock is usually sufficient. On the exterior, a barrier with foam insulation is usually recommended. STRUCTURE. MEASURr:: 0[1 l'A(ir15 . - - - - -~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Over"'I, strategies should reduce the transfer of heat where steel walls rest on concrete foundations, wllere roar truss members conner::t the attic to th~ interior, and where tile bottom tloor joists are located over unconditioned spaces. other measures include: " Space studs at 24-inch centers and insulate between stllds to Increase overall R-value of walls » Use thinn~r (?5-gaugc) steel studs for nonbcaring walls (thinner steel means less conductance) Install a thermal break to the exterior, such as insulatod sheatl1lng. If the insulated sheolhing is installed direclly Orllü the studs with metal connectors, then thermal bridging tl1fough tile metal connectors will occur. First install sheathing to the studs, then apply insulation to tile shealhirlg. Code Considerations Request mill certificates from the roll ·former and/or have steel members stamped with thicknesses and yield strengths La reduce ccmfusion of blJild~rs during installation and code otficials dUring inspections. It a panelized system is proposed, be certain local code ofriciäls have reviewed and approved the system. Considerations for Residents Steel does not offgas or need pest f:ontrol. Steel· rranled buildings without thermal barriers can have prohlems witll fungal or mold growth because of condensation in the walls. Tt1errnal breaks can $ignificantly reduce this concern. OCCupänts may have somewhat higher energy costs versus a wood building, even Witll thermal breaks. ~'^(ir: 16 STRUCTURE: MEASURE 06 Cost and Cost Effectiveness E:!I!iDIa Steel prices are more constant ~~ lhan wood prices, reslJltirlg in ~__ longer price guarantees from manufacturers. TI1is Ilelps with project budgeting, and, unlike lumber, reduces the stressful purchase ~nrl delivery timing game that f:ontrtlf:tors oftp.n ftlf:F. because of volatile lumber prices. St.udies häve estimated LhaL, overall, installed steel framing costs anywhere frolll 0% to J% more than wood framing, nwstly because of increêl$ed Ié.lbor costs. But this can vary significantly by assembly type, Steel floor assemblies cost less tllan engineered wood I-joist floors, while interior walls are consisterlt with wood costs. Adding appropriate thermal hridging control measures can mC".1ke exterior walls more expensive tl1an wood. Resources TRADE ORGANIZATIONS " Steel Framing Alli.nee (SFA) publishes guidelines for addressing thermal bridging, www.steelframingalliance.cDm " Steel Recycling Institute www.recycle-steel.org " Northwest Wall and Ceiling Bureau www.nwcb.orgiframing.php ARTICLES » Home £nergy Magazine "Sttel Frðrning, How Green?" http)/hem.dis.anl.gov/eehem/Ol/0l 0704. [)tm I "Steel Stud Walls: Breäking the Thermal Barrier" Ilttp,l/hcm.d is.an I.gov/eehcm/O 1/0 101 1 ~.htm I " PATH Technology Inventory www.toolhase.org (search for "Residential Steel lraming In-Depth Analysis") Environmental Building News, Vol. 3. No.4 (1994), "Steel or Wood Framing: Whieh Way Should We Go?" www.buildinggreen.com/featureslsvw/steel_ vs_ wood.dm ACWMA MULTIFAMILY GREEN BUilDING GUIPEI..INES!\¡.lril ;~004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~-------------------- STRUCTURAL INSULATED PAN ELS Use Structural Insulated Panels (SIPs) for Walls, Roofs & Floors WHO KEY BENEFITS V DcvelopcrlPM j FUlldcr 1.::::11;' vI Energy Etticiency / Architect / I:!uilder ,I, ..¡' MçJleri¡;¡1 Efficiene;y v' Residenl Satisfaction .¡ ENERGY STAR' 06123. Structured In!5ulated Pcweh; Recommendation Use SIPs tor structural exterior walls, rooh amJ tloors in place at tramc construction. Description SIPs consist of rigid expanded poly,tyreoe foam (,uch as Styrofoam) sandwiched between two panels of oriented strand bOi:lrd (OSB). They come in nominal 4- in, to 12-in. thickness and have an insulation value of about R-4 per inch. Slr~, (]11."I iob!:oiti7! .'w.'it in!'.ti:lIL'Itioll. Benefits Compared to frame construction, SIPs are more cncrgy efficient, offer erlhanced structural performance, provide excellent soundproofing, and reduce air inriltration. They can be erected quickly, allowing for faster construction. They save wood by eliminating mLlcl1 of tl1e lumber used in conventional framing. ACWMA MULTIFAMILY GREEN I3UILDlNG GUIDELINES April ?(JO-1 - - - - - - - - - - - - - - - - - - - - - - - Application SIPS are applicable as solid, insulated exterior walls, roofs or floors where one would typically use wood frame construction. Tl1ey are best used in residential and light commercial buildings. ,",-I t'·'·"''""''' ~,,,"~,. '" DesiRn Details SIPs are fairly interchange~ble with a frarne construction design if tl1e decision to use them is made ~arly in the design process. However, SIPs are relatively new in the construction industry, and builders may need to be educated on how to build with them. Here are ,ume design deti:3ils to corlsider: " SIP construction results 111 very airtight buildings. Always provide mechanical ventilation to compensate (Sy:;lvm~': MOilS!!f,/] 10 Adv"I1(:erf VAntil,;ti()n Pr,;r.tií.P.5). """'·"-'-1 1"'''1'''''' " To keep costs duwn. use a 2x2-ft grid to layout the major exterior walls, doors and windows. " Specify SIPs that come with special foam-sealing channels, or another comparable system! for sealing between panels during erection, This reduces moisture damage to the building exterior (f-'hmning& Design: MCc!'jurv 12 Moisture $heddilJp, ,gni"i MoM AwJidance). To further geal panels, tape interior panel joints with quality con5trlJctiDn bpe. » Where termites are a problem, use panels with foam and OSB that are treated to repel insects. » Predetermine plumbing and electrical runs so tbe manufacturer can form chases inside the foam for wire or plpe5. » During constructiun, store panels under cover, out of the sun, and off the ground. » Install a 15-minule fire barrier (minimum of Y2-in, drywall) between the SIP and living 'pace. » Make sure specifications are exact to avoid waste: SIPs are not recyclahle. Use panel scraps for constructing headers, filler sections above windows, and otl~er uses (5¡luwur/¡õ MeiJsuf(;;' CJ2-Uf,Óonl Us'e of CO/1.stfljcti()n Materi,;ls). Code Considerations SIPs have been used in the United States for the past 30 years and have received code approval from the national code-making organi1ation5. Sume local code officials may have less experience with them and may request documentation from the panel manufacturer. STRUCTURE: MEASURE 07 PAGI 17 -. - - - - - -~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ( ." ,-,," ., "~,.,,.".,¡ I '''1 I'MìI 18 .. - - - - - - - .. Considerations for Residents The rnos!. nDtable benefits for occupants are reduced sound transmission, reduced energy bills and improved comfort. Tú rninimize the occupants' exposure to formaldehyde, conSider using SIPs that have no added formaldehyde in the aSB (Structure: MeiJsliff! 01-Engineered Lumber). Cost and Cost Effectiveness ----- The cost of µaneliLed walls, roofs and floors is morc expcnsive initially than the cost of raw materials ror conventional construction. However, the shorter çon~;trlJctjon time and tile savings in site lal)or, material waste and clean-up fees may offset mllch, if not all, of the panels' cost. Remember, too, tl1at SIPs are already insulated and sheathed. so their cost is favorable when compared to adding th~ insulation and sheathing or1 site. Resources --..--........--... - Structural Insulated Panel Association is a trade associi::Jtion representing th~ SIP industry: Tel. <?531 858-02/2 www,sips,org Building Green's website has SIP product reviews and information; www.buildinggreen.com ACWMA's Materials LJatabase lists products that correspond with U1is measure: www.mlJltifamilygreen,org STRUCTURE; MEASURE 07 ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES A~lril2ûOIj · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~------- ... - - -- -- RAISED HEEL TRUSSES Specify Trusses with Raised Heels for Better I nsu lation I Vi 1:.r1ergy Ufic1er1cy V Arctlltect v l:)ulk1er Vi M~¡lelï(1 I:rric1erl(.y ,j R~::ìid(~I'11 S,Jli:ìf,"jctioll y' rN[RGY STAR1" 06175: W()()d TrlJ::;~'¡()~'; Recommendation Wller'e trLlsscs arc Lisee!, spccity trusses willl raiscclllCcls to accolllllloclatc incre,lsecJ insul'ltion. Description ..----.,.-....-.....- TrlJS~;{~S d0.~;igllr.rl to accomlT1odate in¡:r~äsed irlslJl;~liorl at the perimeter ot the bUildinG arc called raised l""Icel or ~m~rgy hf~el trus~;e~;. The ht-:el ri':lises Lhe t'ieig~1l or ttle truss 6t the exterior-wall top plates ~,(') thi~t the fIJ11 (if~pth of insulation can be installed 8t tl18 buildinG's perltlleter. Witll conventiorlCII lrusses, U1e perimeter intersection ot tl18 wall and roof framing ofterl experierlces irluei:lseu heal loss since conventional trusses reducc in~,ulatior1 to Ic~~.¿; than t) im:hes. SOIlle: trlJ:,S0.:, ;m~ rnrld~; from FSC certified lumber (Si.'udllrl': MC¿¡o;lIrl' U:j / SC·Ccrilllcr.! ~'/¡)I)¡'/), Benefits ...----- SaVí'~S er1(~rgy by elirnirj<-31'ing the insuli:dion weak spot 810ng the cntlre pel"illlcter wall ;-¡ssociat(~d with star1d<-3rd t,·uss heels. Appliçation . Can be installed wllere conventional trusses 8re used. Like i:HlY Irl.ls~, räiseJ heel lruss designs need to be spccified frolll the m(1nuf(1ctljr(-~r. º-E!s.i.gn.--ºE!tails As shown in thí~ di<-3grarTl, arl em~rgy heel raises a ~~t[m(8r(J root 11Cigllt scveral mor0. inch0.s to r.reate room for additional insulation. The increased 11Cigllt Illay require :;rTli:111 rT1OJiric8lions Lo exterior soffit and trim cleta i Is flur Ol/ll..'r rt~C()lnml.~nlj¿¡ii(l¡)~i 1'("IMAd to A.'JAl'gy AffÙ-:iAnf framing ACWMA MULTIFAMILY Gfu:.EN BUILlJING GUIDELINES Apri12CCt1 - - - - - - - - - - - - - - - - - - "- ') 01110":1 insufai'iol'l, see P/¿III,,¡jIi~ & De:';IUII: fv1m~;lI.'l' J. J [rvI /((iY ,~; ¡/HI U (Al'tiflél H(!mli,~..' St/"IJOllrA: Measure 05-Advi!llCCJ ! l'illJlliI/; UL':>lj;'II:' Silll'.:/(lIi'· MI~"..;liI"I> Or.) InslJi.1tirJ!J / S,r.:tAln~: M2.=1SIJI"!'.' IO-Ai..ivarlCed Vcn!/Iil/WII r'IiIl"ilc("~;.I Slri,I(,'Iiil(." M(!",·~.'II'/"' I) ('00/ R()oi,J. ",,,,,1 C(J r ¡ 11.1 r U~;':;(~II II)~, 1.11 ;~t 1 ¡"II) III ltll~ <Ill'" 11)¡"~r'p'V lìP.p.I:=, \"¡:, trlJ:=,:'p':=' ,"III1W mo!·e i,''lslJlc.1Liorl. Code Considerations -",," There ~:lre rl[) speci<~1 code consider'ations tor raisee!llccI trusses or I-SC-certlficd lumber. Considerations for Residents Raised 11001 trusscs mak(~ hOrT1~S more curnrortable ane! reduce energy use because tlley allow for mor(~ attic in5uli~tion rl~Qr 1h~ perimeler wall. This r·esults in tewer hot/cold spots around th~ ext~rim WQII~. Cost and Cost Effectiveness mmla --. Raised lìeel trusses cost tIle salllc as standard trussc:s in rT1CJSI case~. Resources Any truss rnQk~r (;8rl build raisecllleel trusses, STRUCTURE: MEASURE Oi3 Ff\(~1 19 - - - - - - -~- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- INSULATION Recycled-Content Insulation Without Added Formaldehyde WHO KEY BENEFITS I D~v~l()pf:!riPM J HeolLh/lEQ J tf1f:!r!:"y Fffil.:ier1cy .,¡ Arr:llil~cl .,¡ [3lJildr.r .,¡ M,¡If!r'i,¡1 Cffir:ir.IÌÎ.Y II' v' Rc:,irJent S¡,Üisfar.tion .,¡ ENERGY STAW^ ----- 07850; Building Insulat!on Recommendation For weill and ceilillg irN.ilalion, specify eitlwr forrnaldehydefree riberglw;s ball illsulatiün, or 100% borate-IJased œllulüsc insulation (avoid alTHTlOllium su lfate-~Jascd prod uctsJ. If specifying cellulose insulalion, see Ihe Design Considerations to choose between clamp-spray and dry-blown. Description Fiberglass insulation with no added forlllaldehyde is widely available, and call be used anywllere tl18t fiberglass bstl is used. II cus1s the si1rne äS starldärd hi~tt insulation. although tllere are currently fewer manufacturers. Typical recycled content ranges from 20% to 30e/o. CellulDse in::¡ul;:Üion contains more than 75°k rccycled newsprint, does not 11ave added forrnaldel1yde. and insulates 8s well as high'density fiherglass batts (up to R3.7 per inch thicknc%). Cellulosc can be dry-blown Into attic spaces, packed dry Into walls, or damp-spmyed into wall assemblies using water-activated adhesives. Secause of cellulose's ability to surround and seal cavities and voids, cellulose performs be!l.er thermally ond acnustically than fiberglass batts. r'or sllared-wall Illultitamily applications, cellulose can achieve good noise separation 8nd fire ratings. ~ACE 20 STRUCTURE: MEASURE 09 .--------- Benefits Mosl fibergl8ss insul8lion contains urea fOt'tììaldelwde- based binders that can (')ffg(3~,; dlJring ~Ild after installation (lor mOfe ¿¡L!I.lul /ollili!li./u,i!'ydc. ~'ce I :rll~;¡IC~; & Furnishinb,r.,;; Meawre O,9-Cclbinefs, CIJU.'Itf!!"S iHld Trim). Even it tl1crc is no added forrni'JldF.hyde, fib(-~rglass i~; still (3 skir¡ and respiratory irritant as well c1S a known carcinogen if the gl;~ss particles <:1r~ ir¡haled in exce~jsive qU8nLiLies. Wel-blown (or damp-spray) cellulose lìas signitic8tlt rldv~ntages over fibergli':lss bi:llls: Surrounds pipes and tills gaps, reducing air movemont arid improving perforrw:¡nce /1 Better' at absorbing sound Made of recycled newsp;:3fJ~r and 11<:3S no arldf:rl formaldel1Ycle Meets tllc same fireproofing standards Application I iberglass Insulc1tion witl1 no added formaldehyde can be used wherever tr'aditional batt insulation is lIsed, including new construction and major r€·~novati{)n wh~re studs will be exposed. Use cellulose in common walls to reduce noise Iransmission between units and in exterior walls to improve therm~1 ~nrl <:Ir.OlJstir. p~rfnrmarlc~. Design Details I Fiberglass ¡ il)erglass insulc1tion witl10Ut added formaldcllydc is procured and installed the same 8S standard bc1tt ir¡suli:lliurl. The orily exceplion is thi:1t sume brands do not use any binding agents; instead, the fiberglass st,ands are tightly wound to holel tllelf shape. These producls.. for ~x(JrJ1ple, Miraflex rrorn Owerls Curnirlg-· arc not recommended for w;:¡lls in somc instances beCi:1USe ot lack ot rigidity. Design Details I Cellulose SCHEDULING A The irlställi':ltion of cellulose ir1sul,~tion in walls needs to be careflllly scheduled. Cellulose is installed later in tile construction process tharl fiberglass, äfter all plumbing and wiring is completed. If the insulation" installed too early, then the insulation contractor w11111"Ve to return to tl1e site to add insulation where olher su[)corHractors have removed it. When properly staged, cellulose can be installed In less time 1h:HI traditi{)n~1 bal1 insula1ior1. ACWMA MULTIFAMllV GREEN BUilDING GUIDELINES ,l!,pl"il200t · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - ~- -- - -- ---------- - - - -- ---. MATERIALS Â Avoid installing damp-spray insulation during wet rnonths. Install drywall only after testing for ?!i'Y" (rnaximIJrTI) rT}oisture content. Only Lise cellulose treated with boric acid; avoid ammonium sulfate-treated cellulose Insulation because ot odor and corrosiDn issues. If rT}Disture issues with cellulose i:lre a concern, consider blowing clry cellulose Into walls uSing a netting system shown in the photo below. TI1is method typically increases casts by ] 0(/0 ahove damp-spray celiulose due to Increased labor for installing netting. G€IIIJIf!Sf! in~lJI,~ti(m r:l1mr1f!tf!ly fills vC1id,. th¡:¡t wCJlJlrlr.>thf!rwisf! he I~ifficlllt to in;;ulatc witl) fiMr~I;.~~;~;. ACHIEVING PUBLISHED R·VALUES Cellulose has an estimated R value Df 3.5 3.7 per irH:::h. Here are sorne installation tips for aChieving lhese R-V<::ilues: Make sure walls, ceilings and floors are properly prepared fur cellulose installation. Having to run wire or adjust conduit after the insulation is in place is r.ostly, arid reduces tl1e effective R-value if tl1e insulation is not properly restored. For ceilings, spread dry cellulose over ceiling joists or blow into lighL cavities to increase ceiling R-value. It is important to m<-3intain attic or ceiling ventilation pathways, especially in cathedral ceiling applications. For dry, blown cellulose in walls, the instQller should avoid excessive cellulose bellind the netting as It may rnake it difflcull to keep the drywall flat. To help keep the walis and ceilings flat, it IS hest tQ use 5/S·in. drywall. Fc)r dry blown \.elltJlnse in attics, irlslt:lll R-välue markers every 8 ft (connected to the trusses) that visually show the deptl1 needed to achieve tile (Iesired R-value. ACWMA MUlTIFAMILV GREEN BUILDING GUIDELINES April ;{J(JI -, - - - - - - - - - - - - - - Code Considerations FIRE RATINGS Fiberglass insulation meets fire code ratings. Cellulose insulation IS treated with borates to meet the same fireproofing slandards as fiberglass. Specity a cellulose insulation that ha5 a Class 1 fire r"ling. Tile illustration below SllOWS the construction assembly nceded for a ? hour fire rating; 1-twur fire ratings are achieved with standard 2x4 construction. ~,.,,,~,,, .- STC RATINGS Cellulosc insulation can be more effective lhan fiberglass batts at red,ucing airborne sound transmission as well 25 noise frOrf1 plurnbing and other sources. U.S. Greent'Îber, tile manufacturer of Cocoon r:ellulDse insulation, 2chieved a sound transmission coefficient (STC) rating of 51 in a single 2x4 wall using wet-blown cellulose insulation. I hicker wall assemblies, with double row st2ggered 2x4 wood studs covered by a double layer of 5/S-in. gYP"Hn bQard, achieved an STC rating of 61 in laboratory tests. Considerations for Residents The U.S. EPA considers formaldehyde to be a "hazardous air pollutant." The ErA is concerned about formaldelwde's role in aggravating asthma and othcr rcspiratory illnesses. Reducing occupants' exposure to formaldellyde by installing cellulosc or fiberglass insulation wilh no added forrnaldehyde helps create a healthier home. Alsol better acoustics and sound dampening qualities of cellulose make the indoor environment more pleasant. Thp. added density and sealing ability of cellulose also saves cnergy through reduced heating and cooling bills. Cost and Cost Effectiveness IDII!iIIIIZI Fibcrg!ass inslJl<-3tion with no ~~ added tormaldehyde is available ~__ from numerous manufacturers at competitive prices. In the San rrancisco Bay Area, cellulose typic211y costs 20% to 40% more Ulan standard fibcrglass insulation. Prices may be somewhat lower for large multifamily projects because of labor efficiencies. ResourCeS ~ Building Green, publisher of Environmental Building News, has a host of resources on ce!lulose insulation: www.buildirlggreen.com Cellulose Insulation Manufacturers Association, www,cellulose.org > ACWMA's Materials Oatabase lists products that correspond with ~his measure: www.multifami Iygreen.org STRUÇTURE~ Mr I\Slm~: 09 PAGE 21 - - - - - - -~ - - - - - - - - - - - - - - - - - - -. ",.¡f DURABLE SIDING ":,,,:(J Select Environmentally Preferable, Long-Lasting Siding , ~.,~ WHO KEY BENEFITS I'''''' ,¡ Developer/PM ,¡ IlooII11/I[Q ,¡ Energy Efficiency ¡ Architect ¡ C!uilder ¡ Material I:.tficlency ¡ Resident ¡ U&M ¡ C1uilding Manager ¡ Resident Satisfaction 07460: Sidirlg MClterials Recommendation Select siding materials that arc durablc and Ilave minimal impact on the environment. Durable products include ,;tucco, fiber cement, composite woocJ, storie, arid brick or brick veneer. Description . .--.-.-.-......-......... In addition to its aestlletic tunction, siding protects a building's exterior w<':Ills from wirld, 5unligt1l, pests and water. Two popular forms of siding are nol recommended in green building because of environmental concerns: Vinyl siding. Vinyl is a nonrecyclable produtt thi;ll poses a future landfill burden. TIle environmental consequences of vinyl production also make ttì6 product problernatic to recommend (for mOI"P. about vinyl mal1l1~;r.tIif¡ng anrl lii.spO.Soil, $At:' Fini$ht:'S & f(lmi.shinp,s; Mt:',~.sUl't:' Of, NMur,-:¡! I ino/AlJm). PAGE 22 STRUCTURE: MEASURE 10 -.------- Conventional wood siding. Higlì maintenance costs <=.Ind detrirnent<':ll h<':lrvestirlg pracLiees rTli::Ike wood siding less desirable tl1an other options. However, certain wood siding products are environmentally sound; ç~rtified wood siding, fur example, carl be purd1ased, guaranteeing that the trees came from wcll-manag~d Forests (Struc:turi:.': MeiJ,:>url.:.' OJ-FSC-Ccrlllil..'d Wood). Also, some suppliers offer recl¡~imed wood sidirlg frorn old buildings, telephone poles, or river and lake bottoms. Wood can hold up e,lremely well will) proper maintenance, but oth~r op1iorls <':Ire i::Ivi:lilable lt1al i:lre mOre durable and need less maintcnance. Prcfc;r;:¡ble siding DptiDns include fiber cernerll, slucco, composition (hardboard), and brick or stone. These products are more durable than wood, easier to maintain, and are made with slJstaini::lble materials. Fiber-cement siding is gaining popularity as a sate, durable product. It is made of portland cement, s<::InJ and cellulose tibers. Stucco is i:I common siding material in California. It is made of 5imd, w;:¡ter and cement. Today sOrTIe slucco has an acrylic tinish. Composition siding (or h;:¡rdboard) looks and performs like wood siding. It IS made with wood tibers from industrial process waste or fast-growing lree species. Brick, stone and brick or stone veneers are also good choices. Rriçks are often IJsp.d in new r.onstrlJr:tion to give tile taç8.cle a classic look. Benefits Ourable sldin£ materials protect" buildin£ from premature deterioration. Longer life spans rnean less wast~ in landfill~; and lower replacement costs. Ap~!tc;:ation Applicable to any exterior wall at a building. DesIgn Details Ensuring proper weatl1erproofin£ and water sheddin£ under the siding will increase Lt1e siJirlg's and Lhe building's life (rl,9!J11inf.'~ DA.si}o;!J.' MAa,~lJrf! I? M(}¡MlJr~ 8hArlrling imd MuM A'IUIU¿IfICU). ACWMA MULTIFAMilY GREEN BUILDING GUIDELINES ^~.lIil ::004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~---------------------------------_.. Fiber-cement siding has the best features of wood siding (in terms of workability and appearance), but it doesn't split or crack, it holds paint longer, and is more moistlJr~ rcsistant. Colors ;m:~ int~gräl in the product, 50 clllps don't need repainting. In addition, it is fire and termite resistant. It is available in shingles, planks, and 1xS, 1x9 aod 4xl0 sl1eets. It comes with either a flat finish or a textured finish to mimic wood Gr ~tlJCC{). Fifty··ye<:lr warranties on tiber-cement siding products are common. Fiber-cemcnt and composition ~iding ;:¡re inst<=¡IIF.d exactly like wood siding and can be cut with a carbide or diamond-tipped saw blade, shaper shears, or a gUillotine cutter. Dust protection and control <:Ire required when cutting with a CIrcular saw. Stucco is durable, fire resistant, and m;:¡de from readily available materials. In a traditional stucco application, building paper and wire mest1 is attacl1ed to tile sheathing and studs of the house. Two or three coats of various stucco mixtures are then Ðpplied over tile wire rnesl1. Stucco may require some ongoing maintenance, it. is susceptible to moisture, and it may develop some cracks as the building settles. Proper overhangs and moisture shedding details can help protect stucco. Composition siding will not crack, split or warp and holds paint better than solid wood siding. Specifying high quality materials and conducting prop~r [T1i':1intenance are critical, however, to avoid early product failure (some low- end composition siding products have had perforrnance issues). ror information about installation, refer tD fiber cement siding above. Brick and brick veneer siding is durable, long lasting, low maintenance and fire resistant. Some local suppliers carry salvaged bricks and stone tram demolished buildings. ¡ r ----,;.;...... r ,............ Fiber cement ,;iclinp, beinp, inMallecl at tll~ FrlJitv.:¡I~ \Ii:lbili.1t fOr Ilumi::lnlly projeGt ill Oi.~kland, ACWMA MUlTIFAMilY GREEN BUilDING GUIDELINES April 2004 .------------- Code _Çonsiderations Some siding materials may not be allowed by buildirlg departments. Wood or other siding products mayor may not meet local fire and other code requirements. Check with local jurisdictions and product manufacturers. (' r' v) -i :::0 c: r-¡ ... -' -1 r" \._~,~ COn!;jderations for Residents None. Cost and Cost Effe.ctivenes~. ---¡J .,' .~ '-¡-'1 mmI_ .... Specifying a high quality, durable siding will reduce the risk of product failure, saving money. MAINTENANCE > Fiber-cement and composition siding need to be repainted every 5 to 10 years, but otherwise repairs are generally minor, Costs of fiber cement and cornposition siding are comparable. ~ Cracks in stIJl.l.O may require more frequent maintenance than fiber-cement or l.omposition siding, but are fairly easy to till. In the Bay Arca, stucco typically CDsts the same as fiber cement. Brick and stone have high material and installation costs but virtually no maintenance costs except wllere graffiti is a problem. Resources » Environmental Building News, July 199'7, article on siding opt.ions: wWN.bui Id inggre:cn .com , ACWMA's Materials Database lists products tl1at correspond with this measure: www.multifami Iygreen .org STRUCTURE. MEASURE 10 PAGI 23 - -1IIm!:IiIIIJIJ .. ." DURABLE ROOFING "'"'''~~ "'~:::::r) Use Long-Lasting Roofing Materials on Pitched Roofs '" -..¡ WHO KEY BENEFITS I'"'' " Dcvclopf!r/PM y' Hoolth/l [Q y' [n[.!rp;y Efficiency v" Arcllitect v" l::1uilder v" Material Efficiency v" O&M v" l:1uilding Manager v" Resident Satisfaction 07300; Roofing Materials Recommendation Specify roofing materiEils Lllat will last a long time and pose minimal safety concerns. Forly to fifly,yem asphall compositirm shingle~;, tile, ó;ldte, fiber cernent and metal are examples of safe and durable roofing materials. Also consider cool-roof products that minimize rooftop temperatures (S/we""" M,,,,,",, 12-Cool RGof). º~!!cription Short lived roofing materials rC5ult in more waste going to landfills and more money spent on root replacement. In extreme cases, early f<:iilure of a roofing material can damage <::I building and require costly repairs. Avoid cedar and wood-shake shingles tor several reasons; fire hazard, short life 5pan, high rnaintenc.¡nce, (HId depletion of forests due to tile harvesting of trees. PAGE 24 STRUCTURE: MEASURE 11 - - - - - - - - - - - - - - - - - - - - - - - - Ourable rooting materials Include these products, Asphalt composition shingles \.orne in Vari(HJS fjlJi':Ility levels, designated by the product's life expectancy. Tw~rlty- Lo firLy-year shingles are available. Products with 40 to 50 ye.ar ratirlgs "He superior beci:Juse or better backing materials and asphalt coatings. Asphalt does have environmental downsides: it is made with petrolcum products, a. nonrenewable resOlJrce, ~md asphalt shingle recycling is currently not cOllllllon pr<::ldice. However, some manufacturers offer asphalt shingles with recycled content. Tile is another durable material, with clay and flber- cement tiles the most commonly installed tyres. SorTIe tiles may also quality as cool roof products (Slrtlcl(l"{~: Meawre I?). Clay Liles are generally more durable than cement, and clay is a readily availahle raw material. Fiber-cement tiles contain portland cement, which is not as erlvironrnenti::llly ber\ign as clay (for information about the envi,.olJl¡¡f-I1MI im/.\,çt.~i (if çf.mp.l1t wor"lllr:tiOlJ, .~Ae 8tmr:tlJfA! MA;¡.~IHA (),'J.-- l!ijjf¡ Volllo¡u Ilv,j~;I) In GOfl(;r'(;M), l'jlcs are sometimes reused, or can be ground lip and used for other purposes. Slate roofing shingles arc durablc and rclatively environmentally benign. Slate IS often recovered tram older buildings and reused. Sheet metal products are becoming more popular for roofing. Some produçt~ integrate photovoltaics directly into the metal root, thus reducing tile cost of the solar electric system (there's no need to inst<'::lll mounting brackets). Metal roofs come in varying thickness and colors. Most steel metal roofs can be recycled when removed. ","."";',:;;::'~.~..:;;¡¡,.,-,,. D¡lf"hl", ranfing tiles such ¡:¡s these look like WG(1d :;h¡:¡k~ hilt willl¡:¡st 40 ye:=..rs or more. ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES ;',:~riI200·~1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~- Other environmentally sound roofing products are available, made from recycled, alternative or salvaged materials. For exam pic, 5Qme manufacturers make shingles out of recycled plastic resins. It's important Lo check the fire rating and warranty period of any roofing product. Benefits Durable roofing materials reduce waste ;md decrease replacement costs. TI1ey also protect a building from moisture better than low· cost opt.ions. Application Applicable on any pitched rQof. In hotter climates, consider cool roof products (StrudurL': ML'üSlIrt' 12). It installing photovolti:lics, consider a standing-seam metal roof (Systems; Mt';.¡sure. 15 On,;ÚM Electririty (;~/Jel"ti(}l?). Design Details Proper tlashlng details will help increase the roof and building life (Planning & Design: Measure 12-Mulsiufe SfrL'rJrJirì15 and Mnld Avnid;¡I1I:p.). Insu!ating the roof and using a radiant barrier wíl increase energy efficiency (StruçtllrP.~ Mf!,9SlJfe 09--lnsuliltion I Structu~': MC<J:>uœ l;¿-Guu{ /foul). Code Considerations Some roofing rnaterials- sud1 as wood shake shingJes- may not be allowed by building departments. Alternötive or recycled content products mayor may not meet local firt: and other codt: requiremenLs. Ct18ck wiUl local juriSdictions and manufacturers. ACWMA MULTIFAMILY GREEN BUILDING GUIDEI,.INES ^r.1ril 2CK)4 - - - - - - - - - - - - - - - - - - - - - - - - t" /''''1 ",,' ,- Considerations for Residents -...-...- No noticeablc effect on occupants. '-"I""" """""~h."" Cost and Cost Effectiveness œma Asphalt ,hingles are Lhe least ~~ expensive roofing material. The ~1IiiiiiII products witl1 the lowest lifetime ratings (20 years) are very inexpensive but their quality can be very poor. Specifying a higher quality, longer life asphalt will reduce installation and replacement costs, Higher quality products have heavy duty backing, which minimizes tearing and ripping during installation and reduces tile risk of product failure during its expected lifetime. Tilc, slate and metal roofing can be considerably more expensive than asphalt shingles, but the lifecycle cost, which takes into account the reduced replacement needs, can make tbem more attractive. Fiber-cement roofing is more expensive than 5hingles, blJt It:ss than tile. Alternative and composite roofing materials cover a vast range of prices, but most are less expensive than til~. C~ -'1'·.... .,.r''\,..>< r~-~~ Resources Building Green, publisher of Environmental BUilding News, has an article about roofing materials (Vol. 4. No.4), and lists roofing product" www.buildinggreen.com ACWMA's Materials Database lists products that correspond with this measure: www.multifami Iygreen .org STRUCTURE: M[ASIJRr 11 l'At';f2.s -------~ - -. - - -- - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - " COOL ROOF Reduce the Heat Island Effect with Cool Roofing Materials ,.".,.,. ~" \ WHO KEY BENEFITS rl 1,.".1 .¡ Developer/PM .¡ He»ltll/I[() .¡ Sitf!/Cornmunity .¡ [nf!rgy Effir.ienr.y .¡ Architect !''''r:'j 1,::1"; J Builder ,':¡ J Resident .¡ O&M v I::!uilding Manager J Rcsident Satisfaction .¡ EN ERGY STAR1.¡ ......"..-.....----.-- ---.--....-.------------- 07330. Root Coverings Recommendation For low-slopp or flat roof buildings in urban arpas or whHP air conditioning is rwcpssary, use cool roofing materials. Cool roof materials have a reflectance grcater Ulan 0.75 and emittance greater than 0.70. (An pxception is concrdp and clay tile roofing matHial~;, whprp reflectance must be greater than 0.75, and emittance must bp grpalN than 0.40) ?escription The rO(Jf generally receives more direct sunlight than any other part ot the building. Dark roof surfaces absorb sunlight and reradiate it as heat to the surrounding air. In densc urban areas! this creates Ð "heÐt island effect," increasing outside air temperatures by as much as 5"F during the hottest time of the day (for more about th~ heat i.~land efff!r.t, .~f!e PI¿J/1/Jinp, & De5/P,n; Me,"7.'Jure 09 Cool Site), Heat absorbed by the roof is also transferred inward, increasing interior tcmperaturcs and driving up ceollng loads. "Coo! roofs" are roofing systems designed to minimize rooftop temperalures by, Retlecting a significant portion of the sun's rays away from the roof (bigh solar reflectance or albedo); and Limiting the amount of heat stored by the roofing material (high emittance). PAGE 26 STRUCTURE:: M1:.ASlJIH ,;.' Total solar reflectance or albedo is the ability of a material to retlect heat away from Its surtace. Reflectivity is rated as compared to a perfecl mirro, surface. A reflectivity of 0.70, therefore, is 70Y,.., as reflective as a mirror. Emittance is thi:: ahility of a rnati::rial to shi::d hi::at. rligh emittance val lies mean that heat is shed quickly, ~ thus keeping surface temperatures low. Emittance is rated from 0 to 1.0, with highi::r numbers indir:ating greater emittance. A white roof. although highly reflective, is not necessarily a cool root. WI1Ite surtaces can get quite Ilot it they have low emiltance. WhiLe sand beaches, for example, are highly reflective but store heat and can get very Ilot. Cool roof products corne in rlumerous varieties c:H1d colors. The two main types are single-ply membrane and liquid-applied products. I,.; ~ 111111111111I 1 """'11111111111.-" 1111'1111 I ~,I""I,.·.'II"¡ ...~~~~~.- (';001 roof shp.::3thing bp.ing inst::3llp.d on ¡¡ fl¡¡t roof. Single-ply membranes are rolls of smooth, white plastic materials tllat are applied over the finish roof. The seams ar~ welded Lo Creäte ä continuous heat barrier. M;3jor types of sheeting materials arc polyvinyl chloride (PVC). chlorinated polyethylene (CPE), chlorosulfonated polyethylene (CPSE). ethylene propylene diene monomer (EPDM), and thermoplastic polYQldin (TPO). From a materials perspective, tllese plastic products are not necessarily tile greenest option. When ctwosing a roofing rTläteri<::il, however, it IS important to balance the energy savings from reducing air-conditioning loads (or elirninating air conditioning) against the matcrlal's impact. Liquid-applied products are whitp. and can hi:: ~ppli~d to traditional asphalt cap sheets, modilied bitumen and other substrates. Products include elastomeric coatings¡ polyureLh<::ine cOäl.ings, acrylic co"Üings and paint (Of] metal or concrete). ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES Apr'il :·>()()4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Tllis table provides total solar reflectance and emittance values for common root systems. REFLECTANCE AND EMITTANCE OF VARIOUS ROOFING MATERIALS M.tal Roofins - t H(ifP. G(:Ilv ~h~1;1 Dr () 61 AluIT1Inum White (f,1(totY-JppIICd 0 59-0 67 coatlnE) --- - ,--- -~~- Single-Ply Roof Membrane 0.011-0.25 G.BS Black [PDM 0.06 0.86 White EPDM Up to <),8.1 Up \0 O..;'}? ..___n. Paint AllJmirIlH'r) 0.80 0.40 White 0.85 O.9f..i Asphalt Shingles Black 0.03· 0.05 0.91 Medium Brown 0.12 O.~1 I i~.ht 8rl1wn O. 10-0.20 0.91 Green 0.160.19 0.91 Grey 0,08-0,12 0.91 I iKht Crl;!Y O.IR-O.22 0.91 White 0.21 0..,1 om S01Ir¡;~~ I RNI (;1101 ROCJfin¡;¡ MAteri;:ils D¡:¡t¡:¡b¡:¡se, tlttp:!/8dd.lbl.güv/(.;uulrüul Benefits In hotter climates and for buildings with air conditioning, cool roofs can lower the roof temperature by ~O°F or rTI(Jre. This saves money by reducing air-conditioning loads, and in some cases eliminating the need for air conditioning. Cool roofs in urban environments also help reduce the heat island effect. Cool roots may also extend tile roof's life. They expand Çlnd tontrad less Lhan dark materials, and therefore don't usually deteriorate as quickly. Application Cool roofs are most applicable to hotter climates such as castern Alameda County, and in urban areas where it is desirable to reduce the heat island effect. Within those regions, cool roofs are applicable to all multifamily housing projects. ACWMA MUI.TIFAMILY GREEN BUILDING GUIDELINES Apl"ll /U(}1 Many affordable housing and multifamily projects have more th~r1 one roof lype. Select appropriate cool roof tecllllologic5 for e;:¡ch slJrface~ reflective coatings or rnembranes on flat roof surfaces, and rnetäl Or li les on sloped areas (for projeci's Uwl will bu /f),;WIIr1f, ¿ì5pMlt sl¡inRle$ Ii/" ("¡thAr nun cool roof product$, ,~~A 8tmr:tlJrA: MAasuœ Ii-Durable Rwlirlg), "'''"'"'"'", I,,", ,j , ..~; Desi2n Details RADIANT BARRIERS A radiant barrier on the roof sheathing is an integral component of a enol roof system. Install radiant barriers with tile foil surface facing down towdrd the attic. His reduces radiant heat gain to ducts and in5lJlatio[1 located below the radiant. barrier. ...,,~,.,.. ....,-..... """"';\,,,) K<'1!.kHll barrier ~lleathil1F: i!; pl8CE'!cJ in th!'! attic with the tüil ¡<lct: lüW,Hd th~ irlLl1ritJr. INTEGRATED DESIGN Consider cool roofs early in schematic design to maximi7€~ their benefiLs. It may be possible to downsizc or eliminate the air-conditioning systern if tt1e design includes a cool roof combined with other energy-saving feä1:ureS, such as overhangs, increased insulation, high- performance windows cH1d proper building orientation (Planning & DI:.':;ign: MG'i1::;uru uJ Buildil1f. f'/8CAI1?Ant and Orientation I Planning & Design: Measuf<.' Ii-ENLHfJY .:; 1111<'" Certified H(imf!.~ / Structure; Me8f;IJI'A ().9--I!7.~lJlat¡{J( I Structure: MeiJ::;urc iJ... ·III{::/I P('rIUrrnifIlCu W¡¡)(/()w:; / SY$tel1$~ MAF:I.~lIfA 07-Avoid Air Conditioning), STRUCTURE: MEASURE 12 PAGr. 27 - - - - - - -~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Code Considerations --'-·'1 ,""\."",i California's Title 24 gives credit for cool roofs. Wllich can help wilb compliance. The cool roof criteria in the Rer.ommcndation section of this measure is the same as the Title 24 requirements. ""II Ri:ldiant barrier5 are required ill California's hottcr climates, Including eastem Alameda County. l.ocal jUrisdictions may not allow light-colored roofs on sloped sections near roadways due to glare and other visibility concerns. In these areas, use materials with the highest reflcctivity and emittance possible under the local code. .....'"\,,,,, Considerations for Residents Cool roofs save money by reducing cooling loads during 5urnmer month5. Cost and Cost Effectiveness BDIIa f'or flat roofs with an asphalt cap __.- slleet or modified bitumen. cool ~.... ronf coatings typically add $0.75 to $2.00 per square foot. High reflectance single ply cool roof membranes cost the same as darker membranes. l.ook for light- colored membranes tllat have 11igh reflectivity (all have high emittance), Radiant barrier sheaUHng adds a few cents per square root, but typically pays for itself in rcdlJced air conditioning c05t5 within a few months. All cool roof materials require some cleaning to keep their performance levels high. Flat roofs may need pressure waslling annually to clean the surface. Sloped roofs require less maintenance since they shed dirt arid olher pi'::lrtir.lJlates relatively wcll. Life spans range from 5 to 30 y~ars Qr rnor~, depending on material chosen. IWìl28 STRUCTU~E; MEASURE 12 Resources -..---...-.."....--.---.....-...-----.. ..----.. ~ Cool Roof Rating Council maintains a listing ot cool roof products: www.coolroofs.org ¡.¡. California Energy Commission has a website for cool roof rese<::lrch~ IJ-fflW. consu mere n ergyçe nt~r.org/cool FOof California Energy Commission Title 24 Residential and Nonresidential manuals for compliance with the energy standards of California can be found at www.energy.co.gov/tille24 Oak Ridge National Laboratory's Radiation Control Calculator can help estirnale I.he potentia! savings for cool roofs. At the website, click on "interactive calculators" and run the "radiation control calcul<::ltor": www.ornl.gov/roofs+walls Lawrence Berkeley National laboratory (lBNl) maintains a Cool r~oofing Materials Database, http, //eetd.1 bl.gov/cool roof > LBNt's Heat Island Group ha5 useful information on the 11eat Island ettect and cool roots, httpJ/ eetd.lbl.gov/Heatlsland ;? Building Green, publ isller of Environmentaf Building News, has cool roof inforrnaLiorl~ www.bulldinggrecn.com Collaborative tor High Perform. nee School. (CHPS) has good information on cool roofs in Volume 11- DeSign, WWW.cI1ps.net ACWMA'. Materials LJatabase lists products that correspond with this measure: www.multifami Iygreen .Qrg ACWMA MULTIFAMILY GREEN BUILDING GUIOE.UNE:S April 200-1. · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~------- - - ,.- -- ,. HIGH-PERFORMANCE WINDOWS Specify High-Performance Glazing and Insulated Windows WHO KEY BENEFITS .¡ Developer/PM .¡ .¡ FlJncJer " ¡ Architect ¡ Builder 1·lo,lth/I[Q 1;:1 Energy Efficiency 'I 'I'" 1"'::',11, 1'1", ¡ O&M V R8$ident S¡;¡tisfõ=Jc\iorì .¡ FNERGY STAR"' 08500; Wìndows, 08800; GI~zin!:.: Recommendation Anticipate 2005 changes to California's Tille 24 energy code by selecting Iligll- performance glazing and insulatecl winclows for all builcling types. All windows sl10uld have U·föctors of 0.47 Or less (in accordance witl1 tl1e expected 2005 Title 24 requirements for four-story and taller residential l1uildings. Note, ACWM^ recommends tl1at ALL mUltifamily bllild,ngs meet tl1is U·factor standard). Meet all applicable standards for relative solar Ileat gain (or SHGC) values for each building type. as sl10wn below, ---- R!:!latl\/~ Sðlar Heat NQn- North Non· North QÇlili or' SHGC by NlIrth North orientation 0_10°1.:, WWR 0.41 0.61 0.36 0.49 l!..2ü'Yo WWR 0.40 0.61 0.36 o.~~ 21-30% WWR 0.31 0.61 0.31 0.40 :J 1-40% WWR 0.20 0.55 0.26 0.40 WWR = window-w¡:¡1I ratio In most cases, meeting these rccommendations requires using low conductivity frames and low-emissivity (Iow- e) glJ7ing on all wind()W5. The exception is windows on a passive solar building: in tl1at case, to allow tl1e rnaximum amount of heat to enter the space, south- facing windows should not have !ow-e glazing (Systems: Measl1re Ol-Passive Safar Heatirlg / Sy::;lcrn::;: Mu¿::;urO 02 (¡Wrmiìl MM.$. flooring). ACWMA MULTIFAMILY GREEN BUILDING GuiDELINES Apri1200t1 - - - - - - - - - - - - - - - - - - - - - - - - Description Windows generally rnake up a significant fraction of a multifamily unit's exterior wall. In the summer, windows can allow unwanted heat into the unit and in the winter, they can account for as mutt1 as 25% of heat loss. High- performance windows l1elp controll1eat gain and loss. Wilen specifying windows, it's important to understand these terms: en -"_.j ::::0 L_ ("..-.. 1",. ..' ---1 ¡i " » U-factor (the inverse of R-value) is a measure of 11eat transferred by the entire window (frame, sash arid gla,,) eitl1er into or out of tl1e building. ll1e lower tl1e U-f(.lctor, the more comfort tile window will provide on cold days. " Solar heat gain coefficient (SHGC) is a measure of tl1e solar energy entering tl1e building tl1rougl1 tl1e entire window. A lower SHGC will reduce air-conditioning costs and provide more comfort on hot days. » Relative solar heat gain is the SHGC value at windows, corrected for the wall orientatior1. High-performance windows can achieve R-valucs (the inverse of U lactor) of 2 to 3 compared to R-l tor standard single-pane window5. In comparison, a wall achieves R-13 or more, making windows the main weak spot for l1eat 1055 in any building. ::::0 r--rl WINDOW CHARACTERISTICS Higll-performance windows m¡nimi7f~ heat gain and loss througl1 1l1ese four metllods, Insulated glazing system: DIJal..,panE windows insulate better than single-pane. In most instances (but not all), duöl-pane windows are required by Title 24. Spectrally selective coatings: Low'e cOatings block tile sun's l1eat energy trom entering a building. They "ön "Iso reduce tl1e loss of l1eated indo", air In tl1e winter. Frame materials: Low'conductivity frames insulate better. Wood, vinyl, composite .nd fil1erglo5s all perform better than aluminum. It aluminum frames are selected, tt1en a produd with thermal breaks between the interior and exterior panes of glass is strongly recommended. Tigl1t installation: Sealing around framing and other gaps between the window frame and exterior wall minimizcs air leaks. Caulk, foam and weatl1erstripping ensure a tigl1t installation tl1at will prevent drafts. Gas fìll; Some higll-performance windows h(.lvc a low çonductivity gas, usually argon, encapsulated betwcen the two panC5 of glass. This increases the insulation level of windows. However, it's not cert;:¡in tllat the gas will remain in tl1e window tl1rougl1out tl1e window's life expectancy: tl1e gas is invisible, so It may escape wltl10ut notice. Witl1 tl1e advent of low-e coatings. tl1e benefits of gas filled windows l1ave somewl1at diminisl1ed and tl1ey are now much less common. StRUCTURE: MEASURE 13 PAG[ 29 I"" I" , ~,.,,--( i "_.~._, "",",.:.) ,"~"- <- C, ". PAGC 30 ..1EI!IiDIJIJ - - -- - - - - - - -- --. Benefits I.ow-c coatings reduce heating and cooling needs, saving energy and making tlìe Iwme more comfortable. They "Is" reduce the fading of Interior furnishings and materials by blocking ultraviolet radiation. Insulated windows reduce condensation on windows, whichllelps prevent water damage and potential for mold growth. High-perfonnance windows can help achieve [N[RGY STAR@ certification (Planning & Design: Measure 11). Appli~ation ^pplicoble to all projects. Design Detail!!__ -.-........,.......-,.- .. ._,- Window placement greatly affects energy consumption and comfort. Limiting windows on U1e west and east walls reduces the amount of dir~ct sunlight entering the building. Proper ovcrlumgs over south-facing windows will provide shade during Ilot summer montlls. Windows on the north walls provide diffuse lighl, which is oflen gODd for dayl ighting (Plal1l1il18 & Desig/), Me.asure 03 8ultc/in?, PliJcctrl('nl ¿)nd Orientation). Integrated design. Windows can also affect mechanical system siLing. It may be possible to dDwnsize or even eliminate th~ Jir-conditioning systcm if wall insulation is increased and high-pertormance windows are placed optimally (limited east- and west-facing windows. and south-facing windows coupled with overhangs). Passive solar heating. South-tacing windows can aid in passive solar t1eating. If the design incorporates passive heating or cooling, the recommendcd U-factor or SHGC may differ frnm a standard design. Computer modeling CJn hclp determine the best glazing options (8y.stem.~: MeMlIlt) Vi ¡"¿f~~;IVt' Soli.'lr IIcirilllJ:: I Sy:>lG'III:>: MC¿I~lIfI.:' 01 Avon! Air Conditioning). Noise reduction. For projects located on noisy streets or in otller meas where noise is a problem, it may be beneticial to install special sound-rated windows fl.1at t1ave a sliffer or thi~k~r pane of glass, larger ~ir gJp5 or hetter gaskets. Dur.bility. Poorly detailed windows can allow water to enter the wall cavity, creating conditions for mold to grow. Ensure that windows ar~ prop~rly fl~shF.d ~nd sealed (Pf'={JlJi!J~ & (JeSip,r1; Me.,c,~u(e j 2 Mr)iM(!II:~ SlìMäinp, i¡nt1 MQI(/AIIQiOilr1Gt'), STRUCTURE: MEASURE 13 Code Considerations TITLE 24 REQUIREMENTS Title 24 requires high-pertormance windows. The following table shows minirrWITJ requirements for Alameda County's two climate zones. TITLE 24 WINDOW REQUIREMENTS FOR BUILDINGS IN ALAMEDA COUNTY (VALID UNTIL 2005 STANDARDS TAKE EFFECT) ZONE 3 ZONE lZ (COASTAl) (INLAND) Low-ri~ re!ildentlal (~3 $torlê~) U-factor ==:0.75 =:;0.65 SHGC Not required OAO High-rise residential (>3 stories) u-r~JCI [)r O.MJ Varies by orientation n.M Varies by OI"ientation SHGC NFRC ENERGY PERFORMANCE RATINGS Factory-made windows typically llave a National Fencstration Rating Council (NFRC) IJbel showing tile product·s U-factor and SHGC. Although a window ""'y also have other labels. the NFRC label is the best sourc~ of energy perform~nce dat~. The I~bel is us~flJl for comparing energy loss between window types. frame rnaterii;:ìls, glass coatings, brands and styles (formUrf:.'ilvoU{ the NFRC label, see the Resources section below). 'ia World's Best Wîndow Co. ~ ~ - ~ M~I;~n¡~~ :2ôo-o+ ~ ~ -: : Vinyl (I¡¡d Wood Frame I I 1)¡'JlJhl¡:. GI.17Inn· ^r~(Jn rill'l ow r; : : I-'rödu([ Type: Vllllttkal Slide.. I _~ ~~~ ~.J N9tlon¡¡IF~1I¡I8tr~tlon R<ìtI~Cúur\~1 .1II1III0II0lIõlll. ENERGY PERFORMANCE RATINGS U-Factor (U.5/I,P) Sol.r Heat G.in Coefficient 0.35 0.32 ADDITIONAL PERFORMANCE RATINGS - -.,.-- --...,..-.. -"..,.,.- Visible Tran5mittançe Air Leakage (U.5/I-PI 0.51 0.2 M~IIlI',jl:\~I!I~r ~!iµ~I<I!(~~ \l1~llhm ¡¡Itin~~ (:IIIIlnrll! Iii ~pplir;~bl~ NFRC r'rl)t~U~lre> fur d~l~rlll'lIill~ wilult prod~~t p~r(oml~rIGC NFR~ ratillQ~ arc Ql1cflTlillCU (or ~ fix~ll ~~\ of ~IIVTO"lIlørlli\ tOlld~ioll~ alld il ~p~clfic product SiZB, Consult ~lanuh¡turÐr's Ineratlire far ather pradutl partmmance Information. www,nfrc,org 1\ sample NmC label fOJr"lcI on factory m<~clQ win(ow~. ACWMA MULTIFAMILY GRE:E.N BUILDING GUIOELlNE:S Ap~·il200/1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · IEI!D:JÐ. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Many smaller window shops make their own windows and do not get Nf'RC ratings. ror these windows, Titlc 24 mandates the use of conservative detault values based on frame type, even though the window's äclual performance may be much higher. For the purpose of metting the window recommend"Üions if! ACWMA'g Guidelines, ask manufacturers for estimated NFHC values if lhe window doesn't have an NFRC label. Note, however, that these estimated values C,:HHI0t be used in Title 24 calculations, Considerations for Residents High-performance windows typically will reduce energy bills and create a more comfortable 110me. Special sound- rated windows can reduce nQise transmissiorl. Cost and Cos't Effectiveness ..___._ ..m_. ____ _ WI1en comparing window costs, be Sure to consider the long-term savings and increased comfort provided by high-performance windQws. Vinyl windows and thermally broken aluminum windows arc both somewhat more cxpensive th(:H1 stand<1rd aluminum windows¡ costing about $1 more per square foot. Fiberglass, wood and composite windows are considerably more expensive Ulan vinyl or metÐI. Low-e coatings add about $0,30 tQ $0.50 per .quare foot and are definitely cost ettective, aChieving a payback of three years Or less. Resources Efficient Windows Collaborative provides valuable ínformatíon about selecting cnergy-efficient windows~ www.e ffic i entwi ndows. org " ENERGY STAR" 11as intorl1lation on Iligh-performancc windows: www.energystar.gov (click Dr! "Products" and look for windows) » NFRC provides details about lheir window rating program, www.nfrc.org ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES ApriI200!, STRUCTURE: MEASURE 1.) --.-.---- U) ---1 XJ C~ C) '--1 C- )J I"l PMìl·31 · · · · · · · · · · · · · · · · · · · · · en -" '----- cn --1 , PO'! -;;;1 "- ~"'~~".~ !'J) " . ---------------------------------------------------------- BENEFITS MEASURE 01 Passive solar hoating 02 Thermal ma$$ flOOl'lflg ..........-.......--...-- 03 High-efficiency heating _._---"'..,,-- 04 Radiant hydronic spaCE! hl!!!ating -..---....-- 05 Solar water heating .-.--.-- 06 High-efficiency water heating ..---..--.--- 07 AVQid air conditioning --....----.--". ThiS table lists the Guideline.' Systems measure5, and .hows the primary benefits of each (see the individual mea.5Uffl-.'i fQf details). I , , i I J I I i , I I ~ ; , I ~ I I ~ I I ..ð. , J;! , ¡:. I _$ J I fit I -Æ I ~ ' ~ ' I ;i J ,;J.i I ,~ J ~_ I I!/Rlt/~/#/~/ oS; I e¡ I , (t; J .rr; I ~·/S!/I/J;.,'§,'~ .:l/4"l:f/¡,¡; /.il:ltf/.:f/~ J I I J I {I 1- I 1 08 High-efficiency AlC with advanced refrigerant ...--.------ 09 Duct effectiveness 10 Advanced ventilation practice$ 11 Garage ventilation 12 Dayligl1ting 13 High-efficiêncy lighting 14 light pollution têduttion 15 Ons.ite electricity generation 16 Elevators 17 ENERGY STARII!I appliances 18 Celitral laundry 19 Water-efficient fixtures ........--.-". ~--~------------ PAG[2 SYSTEMS m .__.__.__.,,_ " : , ...., " : , , " , , , " : , , , , , " : , , " , , , , , , , " , , ·"T " : .._L_.._... , " ' , -.------t-.- " : " " " " " " " " : " , , : " , , , , , , , , , o " o o o o o o o o , ., : ./ : , , , , , , , , t ...¡- , , , , .l ____""l , , , , , , ·"1 ·----""1 , , , , 1_"..1. , , : ./ : i...-·...-,,·f , , , , , 0 r t' o , , , , o o o o o o " 0 o , , , , , , /I( . ,/J ~ ; '" ' (/ / ~ / i I' /iJ1 i ;' . ;' ~ ;' I' ~ I ¡jf I , , , i I , " , , , " : , " , ..-.-----+ , , , -.'-'. " , , : ..¡ : , , , , , " , , , 1"" ····t· : ./ : _.L._.. ..----1.._ , , o " ' , , ... .--t-.-.-....------"....- : ..¡ : ! ---1.._ o , : v : t··-·-···...-·--+- ../ : ..¡ : o , '( -T- , , , , , , , , , " " " " " " " " " " " " " " IiealthllEQ: ~(:dut1:)S irldoor poll\Jtants, prQmotes better indoor énvironmantal quality, and/or provides opportunities for improved pul)lic health. SIte!Comrnl,lnlty: protects land, water õ!lnd ail' on i!lM riear site fram pollution or ather environm€ntal damage. uSes ml)nicipal infra5tructure more ùffielf:lfltly by re(oj!lvelöþi ng buildin~ or site, and/or provides important and needed amenities for the surrounding community. Energy Efflclenc)': Redur.::es building enerey consumption. Water Efficiency: Reduces water use in building and/or on site. " " " ,,' " " " " " o , , , , o · o , , o o o ..... o , · , , , · , , , , , , o , , , I , , , , , , , , o o o o o , , , , " " " " " " ,,' , : " , , , " , t-··-·-·.. : " .L-__ , , " , ~- , , " L._.._ , : " <-- , , " , I " " " " ", " : .< , " , , -.--. , , , , " ' , ---., , , , " " " " " " " " " ,,' " " " " Milltiniill Efficiem:;y: Reduces, reuses and/or recycles materials that might have otherwise ended up in landfills. reduces matorlals needed to construct or operate the building, and/or uses materials produced In a way that minlmil:~::; environmental damage. O&M: Inr.::rE!~seS building'~ durability, ,pnd/or reduces oþl3ri!lting and mainteni!lnce emenses, Re!ioldent Satbfactlon: Saves residents money and/or imprD\lp.~ t8SidEmts' quality of life. ENERGY $TAR'*'¡ Helps açhieve ENERGY SlAR~ for Homes certifi¡:ation. ------~--~---~-----~------------------------- --------------------------~~-_. ACWMA MULTIFAMII..Y GREEN eUIL.DING GUIDELINES April 2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · .. -- - - -- -------------------------- - -- - - - - - - - - - - - - - - - - - KEY CONSIDERATIONS Radiant hydronic:: in-floor heating can be very en/;!rgy efficient amI r.omfort¡¡ble. Compared to forced air systems. radiant heat re~ult!; in IE'!!;!; du~l <."I1\d fewer Irritants in U)C breathin¡;: ¡,on€! ----------------- ( 1'" \'".~ INTEGRATED DESIGN A few of the," measures, SUCl1 as ENERGY STAR" appliances and water ,efficient fixtures-could be treated as independent strategie. that can be added to a project at any stage in its development. But the majority are closely tied to other recommended measures in these Guidelines and should be evaluated as part of an integrated design process. Með5ure~ such as daylighting (systems: MI.::ilStlfC 12), passìvc solar heating (Sy.c;rems: MæslJre 01) and eliminating air condítionìng (Sy.,tems: Measure 07) depend heavily on early decisions regarding orientation¡ building massing, glazíng location and area, wall and roofing thickness, and ínsulation. Integrated design invQlves careful planning and evaluation, which may add flf5t çosts. To maximize this design-time investment, look for 5ynergies with other green measures, with the goal of reducing costs in 50me areas to pay for other upgrades. For example, if a building i5 designed with energy-efficient features such as increased insulation, air sealing, high-performance windows and high- etficiency duct systems, it may he possible to install smaller, more efficient heating systems, and to eliminate or downsize mechanical cooling system,. ~...<: u:: .",,_....J ! ····"1 '_.,~ < ,---,,~ (J) CDST Some of tile recommended Systems measures offer quick paybacks or cost no more upfront than conventional multifamily housing design, these include light pollutiun reduction, fluorescent lighting, gearless elevators in m¡d~ri5e buildings¡ low-flow fixtures and some ENERGY STAR" appliance,. other measures may increase first costs, either because of added design time or higher equipment costs, but save money in other areas. Fer example. eliminating or downsizing air conditioning systems will more than pay lor mOst window and overhang upgrades. Incentìves arc available for Environmentally preferable onsite generation 5ystems. For market-rate housing, the payback on photovoltaic ,ystem5 is about 8 to 15 years. In some instances, affordable hou5ing developers can acquire tax credits and incentives to cut the payback periods in half. SPECIALIZED EXPERIENCE To successfully incorporate some of the recommended Systems measures, it may be necessary to seek designers and subcontractors with specific expertise. For example, the principles of passive soiar design are generally understood by most architects, but many are inexperienced with the required details: consulting an experienced passive solar designer wíll help ensure that the building is comfortable and pertorms as Intended. Similarly, onsite electricity generation and solar water heatìng require de5igners and installers with proven expertis.e.. -------------------- ----------------. SYSTEMS ~'AC:;¡ 3 ACWMA MUL.TIFAMILV QRE:EN BUILDING GUIDELINES Arml ~~(JOt) -------------------------------------------------------------------- (/") -<' -" U·,'ì " ~'"-I '~T"I ;::~~ ~_';;;:i¡¡ (/) ROLES AND RESPONSIBI LITI ES - - - - - - - - - - - - - > Policymaker and building official. Keep up-to-date on changes in energy efficiency practices and codes. For example. changes to the Title 24 standard will go into effect in 2005, with more stringent requirements in some cases. Encourage early adoption of expected changes to help make these transitions more effective and trouble-free in your CQmmlJnity. Developer and project manager. Support an integrated de~ign process and put extra upfront effort into design to help ensure that you are creating a healthy, durable, energy-efficient building. > Funder. Seek ways to fund wQrthwhile measures that may have higher upfront costs Or longer pay backs, such as on site electricity generation. Obtain assistance (sometimes available for free) from utilities or other organizations that promote energy efficiency and renewable energy, such as Cooperative Community Energy for photovoltaics and PG&E's Pacific Energy Center for daylighting. " Architect. Work closely with mechanical and electrical engineers and other design team members to ensure that architectural strategies and systems strategies enhance each other to achieve the project's green goals. Bring on experts as needed for specialized issues such as passive solar design. , Builder. Do not substitute products. appliances or equipment without the project manager's approval. Make every effort to ensure that subcontractors are providing the highest quality work, that they understand the project's goals, and that they are aware of the client's commitment to green building. , Building manager. Understand and follow the recommended operation and maintenance procedures to ensure thai the building remains as energy efficient and healthy as originally Intended. Educate residents about their home's green features. If a unit is designed for passive solar heating, for example, it', important to explain to residents that their actions can affect their home's comfort and energy use¡ a throw rug on a mass floor, for instance, can reduce the effectiveness of the passive soiar design. FOCUS ON SYSTEMS: Johnson Creek Commons The Johnson Creek Commons project in Portland, Oregon, combined a green retrofit of an aging 15-unil complex withlhe developmenl or " Clew duplex. As part of the retrofit, eler.tric: resistanr.e baseboard heating Wa5 r~plaçcd with efficient radiant cove hoaters, energy-efficient appliances were installed, and incandescent ligl1ts were replaced with compact fluorescents in kitchens and bedrooms. These measures, combined with envelope IJpgrades such as increased insulation, weatherstripping, and high-perfom1ance windows, cost $43,942. witt> an estimated payback of only 2.5 years. The new duplex wag designed from the start with many of these energy efficiency features. 7Ö le.'(I) more 800vt this No/ect, see the Johnson Creek Commons C8se stuäv. SVSTE;MS ----------------------------------------------------- ACWMA MUL.TIFAMllY GREEN BUILDING GUIDELINES April 2004 PAW:'4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ -..- - - -- -------- - -- -- -- ------ -- - -- PASSIVE SOLAR HEATING Reduce Mechanical Heating by Using Passive Solar Design WHO KEY BENEFITS V DeveloperlPM v Health/IE"] ý Arí:hilw:l, ..¡ 8lJildi;!r ..¡ Rp.sid~r) ..¡ GlJildinp; M¡:jn¡~g¡:~r ..¡ rner~~y FfficiAncy :"'1 ..; M¡1tHi,"j rffir.ienr.y .,¡ O&M ..; Resident S<Jtisf,Ktioll Vi ENERGY STAR1"! Recommendation -..-........----...---". Dcsigll tor passive solar Ilcatillg by; » Maximizillg soutll-facillg wall areas, " Corllrollirlg ,;ulllight wi !.I I ~JI;Jdirlg d,"VII:,"S, awl " Regulalmg hhJI with IIlermallllass. Description Passive solar hei':lting has been around since ancient times. The basic approach is to capture sol;3r energy in thermal mass, whicl1 later reradiates the energy as heät.. B<:!lancirlg this deli::lY sO that il h8ppens at night is achieved tllrough building orientation, mass sizing, shading and insulation. ] he first step in passive solar Ileating is to insulate the building 10 a very higll level and to reduce intiltration ~o that ~torp.d h~<lt won't b~ IDst too quickly (Planning& lJe.5lf{!): Mt.:i~$l!r'(~ II fJ)Argy $Îi~/' t~ltifiAd H(JI1JAS /8ystAms: MAaSIJI"A lU-,·Adv¿1fIccd VcnlililllUlI f'r¡rcl¡cc'.>}. The next step is to design a solar <lperturc that allows sunligllt to enter tile space during tile winter, and cuts off sunlight during the [wUest times in summer. Tllis is achieved with prop~r building and window orier11.8lion and witll shading. Locating a rectangular building along its cast-wcst axis will provide good solar orientation. Passive solar buildings stlould be aligned Loward true SOUtll, Wllich in the Bay Are<::l is 1:Jpproxirn<::llely 14 degrees west of magnetic south. The building does not h;wf: to be directly tacing soutll, however. Lven at 2" degrees off south, 90"!r.. of the total solar iflsolatic.m (<::I rneasure of solar energy striking the earth) still falls on a wall. ^ sout.h-facing orienLatiurl C<3n also be beneficial for dayligllting and natural ventilation (el¿¡onil1g& DeE,i811: Me;jE;W"e ACWMA MUlTIFAMILY GREEN BUILDING GUIDELlNE:S ^llIil ;·'(X)4 .----------- 03-Building PliJI.:ufflL'1I1 <till./ UflmliHio/Ì I $yaem;·;; Mf.i~.~·.III'f! 07 -Avoid Air Cnnditim1ing /8y.~tp.ms: Mp.i-Jsuœ 12-D<JylighUng). """;1 TI',e sun IS at ditterent levels III tile sky at different time,; of the ye¡~r. South facing windows can receive sunligllt througllout the day in winter, as shown bclow, while proper sh;:¡ding reduces the amount at heat entering the building in SlJmm~r. Tú create a comfortable interior, Ileat that enters throlJgh wimj[)ws must be stored in tllerll1al mass (s.v$/(,'m~i,. MI.~i'iSUl'A 02 Tlwm,¡! M.:¡.~..5 Flonril1¡;;). Mass volume must be carefully balanced¡ too little mass can result in overhcating, and too much may result in cold interiors in the winter if the mass materi<ll is ne.ver fully "charged" witl1 sunlight during tile day. I "'"'I , Benefits r\='¡~5ive sol<lr design C<::Irl reduce heating and cooling requiremcnts by :10% to 50% or more by keeping indoor temperatures within a rel<ltively CDrlst<::lnt r<::lnge UH'ollghout tile year. energy savings may justify sm<llle.r. ~implp.r ITIf.:r:hanical he<::lting and cooling systems. Application Applicable to all multifamily housing, provided <:I building can be appropriately oriented on a site. Multistory devclopm~nts f<::lce greaLer ct1allenges with incorporating tllermal mass, especially on floors äbove ground level. Desigll Details A Many building designers lack experience with passive. sular design be~ause ou~ society Ilas come to rely on mech<lr1lC':al hec.¡tmg and coul i ng. Consulting an expert solar äesigner is strongly recommended ta ensure the builäing performs as desired. Designers Sllould be aware of the three ITIiJirl componerlts or passive solar design; window area and plar.ement, shaJirlg, and thermal mass. WINDOW AREA AND PLACEMENT Windows are. critic<::I1 for ef'fective passive solar design. Proper south-facing window are.a will creaLe <3 solar aperture tllat directs sunlight onto the building\ m,~ss materials. ^ rule. of Lhumb for window-to-wall area ratio is Lb% to 35%. SYSTEMS; Mf::N;IJRr· OJ 1'1\(:,1"5 - - - - - - -~- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --. ~" ;-"'''.'' ~ 1".. ····1"11 "":::::;::111 _':":::::'JJ1 (" ,,1"""" 11r.,.,1 I'A(;~ 6 On the rlDrth-, wcst- and ca~t-facing w~lls, minimi7e window area to the greatest extent possible while still accounting for dé.lylighting and venl.ilation. Sunlight on east- and west-facing windows is difficult to control and can lead to overheating in summer. North windows rarely gel direct sunlight <::Ind therefore creäte cold spots. but ~re excellent for daylighting. North windows sholJld have low-conductivity frames witll spectrally selective coatings (Structure: M~'iJ:ÕUff..' lJ-rl!gfl-Pl'r/vrlfliJflCC Window.~ I System.~! Meawre IO-Arlv,:¡ní.p.rl Ventil,:¡fi()n Practices / Svstl:'!'ms.. Mt\~SurO 12 uavligfilulf,), EXTERIOR SHADING Shading south-taeing wails and windows requires careful design. Design for the time of year thäl walls or windows need to be fully shaded (cut-off). This depends on climate conditions and location; In general. tile hottest days should coincide with full shading or SOuU1 windows and walls. On th~ shortest days of winter, sunlight should be allowed to penetrate fully Into tile space, CI1eck weather data for your site to determine dates for sunlight control. Overhangs, awnings, trellises and landscaping can provide shäding. ////////. Winter 1) S+N II s\lirul \ ~. Proper overh¡::¡llg rlf!!':igll QIl ,,("Jllth willrlGw:. will kf!f!p ('Jilt tile !':lJmmf!r ,,!Ill while allowing slmlight into thf! "p¡::¡ct'! on wintf!r rl,~~'!'".. THERMAL MASS Sunlight entering a space passes tllfough glass and strikes interior surfaces. Dark r'nass surfaces directly in contact with sunlight will absorb sQlar radiation more than light surfaces, and will slowly reradiate the energy as Ileat. Balancing tt18 delC:lY time is done by (;arefully si¿ing thermal mass within the building; consult an expert. I hermal mass can be incorporated in floors and other areas (Systems: Measure 02-Thermal Mass Flooring). Some ways to add mass are: 'i> Tile or stained concrete floors , Two layers of ö/S-inch gypsum drywall » Masonry or tile fireplace surround SVSTEMS~ MrASURr: 01 - _. - _. - _n _ » Concrete Or tile coun1ertops i'I Concrete mass walls or partial walls Non-mass surtaces should be light colored to refloct heat b<::lck lowi:1rd absorptive rnass areas. Code Considerations .-- Caiifornia's l1tle 24 is limited in its ability to account tor passive solar heating. Code requires thi':lt all buildings tìave some form of mechanicallleating, A credit is availablc for thermai mass; consult a l1tle 24 expert for information. Considerations for Residents Teach occupants how passive solar heating works. Along with fixed overhangs, operable sllElding devices can aid p<::lssive sular healirlg. For example, shutters or blinds can be \.IDsed on hot surnmer days tu fully shade rn8sS floors. Oecorating can negate tile eftect at thermal mass; for example, a throw rug will reduce <:I m<::lss fluor's <:Ibili1y to store heat. To maximi1c reflectivity toward the floor, paint walls wllite or the liglltest color acceptable to occupants. Cost and Cost Effectiveness Passive solar design increases design time and material costs ìn most cases. Extra concrete for mass in units adds cos1, especially on suspended floor structures. Deep overhangs, awnings, trellise5 and other shading devices may add cost. However, passive sQlar design is prohahly the best way to reduce energy use in residential buildings and will provide s<::lvings 1hrougllOut the building's life. Resources u_s. Department of Energy (DOE) and its Energy [fficiency and Renewablc Encrgy (EUŒ) divi"on have a good webSlte with passive solar tundal1lentals, www.eere.energy.gov/RE/salar_passive.html Advanced Buildings Institute 1188 a good article on exterior shading devices: www.advancedbuildll1gs.org/fromes/fr t lightl ng._exL shad Ing_devices.lltl1l Builders Booksource, ~erkeley, CA, hag books on passive solar design; www.buildersbooksource.com Energy 10 sottware for passive solar design, www.nrel.guv/buildingsJenergylO PG&E's Pacific Energy Center provides climate data and numerOlJ5 pa55ive ~olar resnl.1rce~ in their online library www.pge.col1l/pee (click on Resource Center and then E-Llbrary) ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES Mnl ¡¡()()~ · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . THERMAL MASS FLOORING Use Mass Flooring Together with Passive Solar Design WHO KEY BENEFITS V Developer/PM ¡ Heöltll/lEQ ..¡ energy efficiency \/ Arr:hit€f.1 \1 I1IJild€[ \1 Rp.~id€nt \/ GuilcJing M¡."jllagcr ..¡ Material Efficiency ¡ O&M ..¡ Resident Sati5taction ¡ ENERGY STAR" ..--...-.....----..-."""'- 09300: Tilp. rlooring .Recommendation Specify rna';,; fluuring 10 enhance passive solar de';ign iJnd provide a durablc floor surface. Description ----".. Passive solar design h.85 lhree main components; south- facing windows, shading, and a heä1:..trapping material (thermal mass). I his measure covers th~rm;:¡1 mass floori ng (for ¿¡ dcl<lrlcd di:ÕGU,:>::;iUf! uf P¿¡~;$Iv() [,u!i.lr ÔC,~'f,'¡¡, set) $y;it..;!f)J.s: Mp.awrp.Ol). Passive sola, heating takes advantage of tile sun shining through souHd"H..:ing gl<:lss and striking interior materials such as floors, walls and furnishings. Nearly all this sül<::lr radiation is immediately converted to heat. Thermally ma5sivp. materi~~ls whiçh wnrk best when in direct contact with incoming sunlíght-absorb and store this excess heat. The mass materi81 then reradiatc5 the ~Jored heäL <::IS long-wave radiation with a delayed effect- ;3nd at a moderated temperature Lhat is comfortable to occupants. fhis 11elps heat the home long after the ';lJn has set. Tllermal mass. can also absorb nighttime coolne5s and release it slowly during hot days, providing natural cooling. ACWI'v'IA MULTIFAMILY GREEN BUILDING GUIDELINES April ¡·{)(JlI TYPES OF MASS FLOORS The type of flooring material has a large impact on the cffcctivene5s of a passive solar design. ,." "'-_.," [J"rk colored tilF.S ;¡hsmh ;¡nd store HIe ::;ur,'::; l)eat in a ~Ia~;~,ive ~.01;¡r hOIJ"F.. Mass floors rely Dn hig!1 densities to store heat. rile on concrete and stained, colored or patterned concrete are good options. Both utilIZe the heat-trapping potential of concrete. Heavyweight concrete is preferable because it stores and conducts heat better than lightweight mixes. This may conflict with otller measures, however, such as hydronir. space hei::lting where a lightweigllt concrete i5 used to minímizc structural loads. But even a lightweight thin-slab will hold a significant amount of heat. Â Covering slab IkJOrs with carpet, wood, linoleum or similar materials is counterproductive to passive solar heating. These materials actually in5ulate the concrete mass tram the effeels of solar gain. Benefits --....- Passive solar design can offset heating need5 during winter by 30% to 50%, and lessen cooling loads in summer. Passive solar design can augment hydronic space heating, and reduce the heating system's operating time and costs (Systems: MeiJSiHi:.' ()4-HMiw)lllyc/i'Olìic Space HeMing). SYSTEMS: MEASURE 02 PN_i[7 ~--------------------------------------------------- ," ("~ ".,11",,1 ~,.) ',) ., T"hermal mass floors provide durable, easy-Lo-clean surfaces. Ceramic and porcelain tilcs arc made of natural materials that are relatively benign compared to some other flooring opt.ions. Some tile cornpanies älso rn;':H1ufacture tile from recycled materials (f'Ur)oilÌg& LWÚf{f); MI:~iì,:iur{) 14 Hccyclcd Pruducb). Stained concrete means tl1at finish flooring ¡sn'l needed, which Si:!Ves resources. ¡-.- ':~:~'"::'::,:~ " ("', Ii,",,,,,! .,;,' Application ...____u For best resulls, uSe therrni::ll rrli::ISS floors in spaces directly adjacent to south-facing windows. DesiJ(n Details _.._._...._.u. Passive solar design has been understood and used since ancient. times. Despite its long history, our recent rei iance on HVAC systems to Ileat and cool our buildings has led to a loss at this knowledge among tl1e geneml population, and even among building indusLry professionals. CDnsulting <':In experienced solar designer will help ensure the building stays comtortable and will perform as designed. Integrated de.ign.lhermal mass floors me an integral part of passive solar design. Consider Uìe eHecLs of P""'Ve heating and cooling on the overall design of the residences. With a good passive solar design, it may be possible to down$iLe mechanical he<':ltir1g <::Ind/or cooling equipment. Floor color. Interior finisl1 colors affect passive solar heat gain. Darker colors ~b50rb more heat, and should be lJoed on tile or concrete floors. Walls Sl10uld have as light a color as possible to reflect sunlight and 11eat toward the mass floor. The following table lists r:ommon sol~r ahsorptance values of various building finishes; MATERIAL ABSORPTANCE' Flat black paint Black cúnuel'~ Dark brown paint MedilJln-li¡.(ht tm)wn paint Brown concrete SI,1;::lrli~h tile Red brick 0.95 0.91 0.88 ü.e2 0.85 __n__..__.._.._ 0.80 0.70 0.65 ü.4/ 0.30 Uncolored concrete Lighl' gr~~rl p¡.¡irll White semigloss paint "For gf!nf!rAI [)urpo~e!) only, Actual products will vary l)ec<1l1se 01 Lexture, tarle, pigments Amj CJthP.r (;h(lr,~('.tf!ri~,tiçs. ~'^G[ 8 SYSTEMS; MEASURE 02 Code Considerations Title 24 is limited in its äbility to äCCOlHlt for passive solar heating. Code requires that all buildings have some form of heating tl1at rneets minimum f1eating requirements. A credit is aV;3ilable for thermallllass: consult a litle 24 expert for more intormatlon. Considerations for Residents Occupants will need to be taught about tl1e role of a thermal mass floor in a passive solar design. Decorating, for cxamplp., r.an n~gate the effect of thermal m~~>s: a throw rug or area rug placed on a Iìlass floor will reduce the floor's ability to store heat. Walls should be painted 111e lightest color acceptable to OCClJpänts tD mQxirnize reflectivity toward the floor. Cost and Cost Effectiveness Tile floors r¡::H1ge frorn $3 tD $12 per square foot, Installed. Staining or painting concrete will increase costs for cuncrete rirlishirlg, buL lhere is rlO flooring material Lu install, often making costs Similar to other floorcoverillg options. Resources Builders Booksource, Berkeley, CA, h<::l5 books orl passive solar rlesign~ www.buildersbooksource.com Energy 10, software for passive solar design: www.nrel.gov/buildings/energyI0 U.S. Department of Energy (DOE) and its Fncrgy Etficiency and Renewable lnergy (EERE) division have ä good website with p<::lssive sDlar flJndarnentals~ www.ccre.cncrgy.gov/RF/solar_pðssìvc.htllll PG&E's Pacific Energy Center provides climate data and rlurnerous pässive solar resourr.es in their online library, www.pge.com/pec (click on Resource Center and tl1en E-Library) ~ ACWMA'. Materials Database lists products that correspond Witl1 tl1is measuf'e: www.rnultifarnilygreerl.nrg ACWMA MULrlf"AMILY GREEN BUILDING G.UIDELlNES April ;:'(Ì(JII · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~- . - - - - - - - - - - - - - - - - - - - - - - - - - - . -- - - - - - - - - - - - - - - HIGH-EFFICIENCY HEATING Save Energy with High-Efficiency Heating Equipment v' PolicYlllaker Ý Architect Ý l::1uilder V c.ner~y I::.ttlcierlcy v' O&M Ý Residenl S::His.ffJ(:li0n ! ý FNrRGY STAR~ DIVISION 15; Medl;:Hlic~1 Recommendation Specify natural gas-fueled heating equipment that meets the ENERGY STAR"'- criteria Dr has an AFUE of at least 90% for rl..Hnaces and 85% ror boilers. Description Multifalllìly buildings have cith~r: » Irldependenl, unil-gil:ed rurnaces in each dwelling; "Centralized. multi-unit 11ydronic heatin£; 'i> Independent hydronic heating; or » Independent electric bäseboard or wall ~1eaters. Compared to 11eating with electricity, gas Ileating IS more economical and environmentally preferable. Electricity is producecl in large generation plants, and then transported through power lines. By the time electricity is used in a horne, it is less than 40% efficient due to generation, transmis~ion and Dther losses älong Lhe way. Natural Bas, on tile otller Iland, is piped dlrcctly to the place of use wt1ere it is combusted. ACWMA MUlilFAMllY GREEN BUilDING GUIDELINES A~ri12004 To keep conslrucLion costs low, many attordable housing projects utilize low-cost, wall rnourded or baseboard electric Ileaters, or wall furnaces. Rut electric heatirlg is far I~ss efficient than gas heating, and using electric baseboard Ilcating can make it difficulL to meet Title 24 requirements. And a central unit-sized furnace with a setback thermostat is gerlerälly more efficient than multiple wall or baseboard heatcr~ with individual cürltrül~. A setback tllermostat on a central heating systEm ällows residents to turn down tile heat in the entire apartme.nt withoul having to go from room to room adjusting settings on individual units. furnaces must, by law, häve a minimum Annual Fuel Utilization [tticiency (AFUE) of 78%. The mirllrflum requiremen! for gas-fueled boilers is a bit lower at 75%. Furnaces that meet ENFRGY STAR,)-j requirernenLs are at leäsL 90% efficient. Furnaces with efficiency greater tllan 90% AFl,JF ;:¡re of the corldensing type and may require special condensate:: acid neutralizC::Itiun in lhe drain. ENERGY S IAH"-labelcd hoilers must be 85% efficienl Or hig~1er. Tile improvements ìn efficiency in bQth boilers ärld furnäces have been ach ieved through improvements in components, such as a secondary 11eat exchanger, electric ignition, and direct or powe.r venting. (/J --j r"Tl <........... ",.::::::::::1 I"" I"'ì ..J" Benefits High efficiency equipment saves money through redIJr.e.d fucll.1se.. Also, by using less 'fuel, high-efficiency Ileating equipment cmits fewi.:r pollutanls into the air compared to standard equipment. Furnaces with an AFUF gr~ater thärl 88% are often power- or direct-vented, or Ilave scaled combustion. Irl sealed,·r.nrnbuslion systems with direct venting, exhaust is piped to tile outside, and cornblJstic)[1 äir is drawn from U1e outside instead of from indoors. This reduces tllC risk of b;:¡ckdrafting carbon monoxide, whicll is potentially harmful to or.ClJpänt.s. Seäled combustion wit~l direct venting also allows installation to be done through sidewalls Witll piping. whicll reduces the installation difficulties Df traveling vertically lhrougl1 multiple tloors and the roof. Application Applicable to all multrf"rrflly buildings. SYSTEMS; MEASURr m l'l\(il 9 Cl) --' --." "l) \.. -J rr~! -.-.., <'--- ~ _....;;;11 (/i PAGE 10 ~-- --- -- -- - - - - - --.- Desi2npetails It a bUilding is designed with energy-efficient features such i':IS increased insulation, air scaling, high- performance windows and high-efficiency duct systems. it rrläy be pos5ible to install smaller, more efficient heati ng systems Wf¿~rlnlflJ:; &: O()~;¡¡PI: M~~¿~ur(J 11 LNLIfCiY S ¡!if-(~ C{~r'litl(.'r.llf(lrrn'!j), Code Considerations __.......n . ... .....---......- California's Title 24 currently allows electric heat In multifamily twusirlg withDut significant µer1ältie5. Oflen, a building with an efficient central domestic hot water (DHW) boiier can acl1ieve enough energy savings to offset the Title 24 penalty for clcctric heat. However, starting with the 2005 changes to Title 24. 11eating system requirements will be much more strir¡gerlL fur rnullirarrlily buildings, and will essentially require gas heating. Adopting centralIZed heating (either in-lInlt or bllildingwide) wlli help prepare for future changes to code and save operatirlg costs now. Considerations for Residents High -efficiency heating has some distinct advantages for occupants over small unit heaters. First. occupants feel rnOr8 comfortable because the home is evenly heated, eliminating cold spots. Second, furnaces pose less of a fire hazard than electric wali units do. PrograrT1rT1able thermostats conserve energy by allowing for setback when residents are away during the day or asleep at nlgl1t. (;ll00~,~ prop,ramrmblc lI~erlllüt:;l<1l~,; ltli.1l med lNLRGY 5 JAR'" crllerii.1. SYSTEMS. MEASURE 03 .. -. - .- -.. - Central furnaces GEIn be specified that Ilave sealed combustion or direct venting to reduce the possibility of backdrafting of combustion gaS5es, a potential healtl1 problem. Finally, high-ettlciency gas furnaces cost considerably less to operate than electric or gas wall heaters. Cost and Cost Effectiveness .-..". .. -.....-......-.-...----------- I!'lmIIIJZI Electric or gas wall heaters are very ~.... inexpensive, making high-efficiency ~~ heating conSiderably more expensive upfront. However, the added cost of larger electrical subpanels or transformer5 to accommodate electric heat can lead to skyrocketing costs. In addition, 90% AFUE unit-size furnaces are currently about 30% to 40% more expensive than minimally compliant 78% AFUE units. Pay backs are in tl1e six- to seven year range. Condensing furnaces cost considerably more tl1an the standard efficiency furnaces often as much as 50% to 80% more. High-efficiency bOilers last a long time, but come in a limited range of sizes at a reasonable cost. Expect to pay a 50% to 100% premium for a condensing boiler over a minimally compliant boiler. Resources -------.-.----- -.-----. EREN/DOE's website discusses ti1e benetlts at higher dficiency furnaces and boilers, and provides links to manufacturers; www.eere.energy.gov/buildlngs/multltamily ACEEE lists the top-perfQrming gas-powered furnaces: www.aceee.org/conslImerguide/topfurn.11tm ENERGY STARO-qualified modeis are listed at www.energystar.gov and www.buildinggreen.com ACWMA MULTIFAMilY GREEN BUILDING GUI~EUNE:S April 2001\ · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~--_.-- RADIANT HYDRONIC SPACE HEATING Use In-Slab and Baseboard Radiant Hydronic Systems for Comfortable, Efficient Heating WHO KEY BENEFITS oj Developer/rM ¡ Health/leO ¡ ~Llrlder ¡ [1"I8q:>;y Effir.ienr.y oj An::hile-Gt oj RlJilr!~f .¡ O&M .¡ Resident Satisfaction .¡ E.NI:.RGY S'lAR'~! DIVISION ]5~ MecJl¡.)ni[~¡.)1 RE!Co!TI me.IJPiltion. Combinc domestic water I¡h,ting wilh a high-efficiency radiant hydreJrlic c;yslenl for spacc heating. Description Radiant hydrof1ic rlúur he~Ling has been popular in the United State::. for more than 50 years. R<::Idiant healing systems radiate heat from <.1 hot slJrfar:e instead Df blowing warm air trom a turnace. [he two types of radiant hydroniç syst~rns in Släb ,md baseboard-operate at different water temperaturcs, but Cl:Hl be lJsed in cornbinal.ion or separately with a single boiler. Good energy efficiency is achievable because with radiant IH:::ating, people feel comfortable at setpoints !J to 10'"F lower than with forced ;:¡ir. This is pi':lrtly a resulL of lìeating people's teet tlìe most and head5 the I~;:¡st ;:¡n optimal11eatll1g pattern for comfort. And it IS partly a resull of eliminating drafts in lìeating mode, Wlìich tend to COQI people down. In-slab systems. Early in-slab systems used copper pipes emb~dd~d in concrete floors. Modern systems Lise flexible cross-linked polyethylene (PFX) piping and fl"Ve s()phist'ici':ll'~d cDntrols Lhi':ll. [,urn on and off to maintain 8 set point with a minimum of energy. Lcaks are al50 much 1es5 likely Lo appear in modern systems. and it they do occur, they ;:¡re easier tD repC::lir than in earlier systems. Baseboard systems. Illese pump hot water thrQlJgh radiators located in different areas or zones throLlglloLlt the apartment. Raseho;:¡rd systems h8ve not cl1anged much in the last 50 years, altl10ugh now tl1ey too are plumbed with PEX tubing and t1ave better controls. ACWMA MULTIFAMILY GREEN BUILDINQ GUIDElINE:5 April ;.'()()4 - - - - - - - - - - - - - - - - - -, - - - - - - - - Benefits Radiant heat teels good because it h~ats objects, not air. Irl <:I light hOLlse, radiation warms tile occupants and tile surfaces surrounding th~rT1. Corn fort is achieved at a low~r temperature setpoint tllan with forced-air heating, saving energy, In-floor radiant heatirlg i:llso bas an aestt1etic advantage because. grillcs and registers aren'L rleeded. In buildings that don't need cenLral air conditioning, a large advantage of radiant hydronic heatirlg systerns is elirnin<::ltion of all ducts and fan units. 1 he related components (pipes <::Ind pumps) take Lip no interior space, making arcllitoctural design simpler <:Irld potentially reducing deck-to-deck height needs. Combined hot water/space-hcating systems hav~ I'h~ greatest potential for ~corlOfT1ic savings, especially wlìen high-efficiency and long-life eqlJipment are selected. Application Hadiant hydroni\. heating wiLh a central heat source is most appropriate for buildings with a shared gas meter on this end Lise. It energy use must be entir~ly sep<::lrately metered, therl irldividual water heater/tan-coil units should be used instead of in slab or b<:lseboard systems. Design Details COMMON INSTALLATIONS FOR HYDRONIC HEAT Slab-on-grade. PEX tubing is tied to the rebar In5ide tl1e foundation 51"b. Slabs-an-grade Sl10Uld 11ave 2 in. or more ot extruded polystyrene perimeter insul8tion Lo control heat loss to tl1e ground. " Thin-slab. PLX tubing is stapled to the slJbfloor before the thin sl"b is poured on top. HIs is generally used on above-grade floors with gypcret~. » Baseboard. PEX tubirlg is plumbed tl1rouglì walls, ceilings or floors to reach the bä$eboard radiators. ZONING AND CONTROLLERS Although complex zoning is easily accomplished with radiant lìydronic systems, it is rarely needed in multifamily bOLlsing. Generally, one or at most two Lones per unit are ad~quaLe. New controllers <1re available that lìave smart chips in tl1em that "learn" occupant heating patterns to optimize efficiency. New controllers can also account for thermal lag, which is the tirne it takes a slab tloor to Ilcat up and reach a room's desired temperature. Tlìis lag time can be lengtlìY, so an intelligent cDntroller can effectively "wake- up" a home to the correct temperature, or ~hlJt down so that tile rooms are not overheated during sleeping lìours, SYSTEMS: MtASuRE 0-1 PAGE 11 -------~ r'." ,",., ~ ,,,....I . , ,.."~~!, 1"1'1 HOT WATER SYSTEMS In-slab systems use waler heated to 120"F or less wl1i1e baseboard systems lISC SO to ¡iO'F water. Water IS provided at these temperatures hy central boilers or ir1staf1tarH~OU5 water heaters. The relatively low water temperatures needed tor in-slab heating makes it a good match tor solar hot water systems (Systems: Measuœ 05-S0/¿¡f W¿llcr Hcaling). Some t1ydronic systerns use hot w8ler from srnall residerltial wi:lter heaters to heat fan coils in a forced-air system. These have the advantage at being completely unitized and the disadvantage of being less energy efficient thärl c~ntral boi lers. Boilers lIsed to feed radiant hydronic systems. C8n be very "Tlall generally less than one-half the size of the water Ileaters they replace. For cornbined sp<::!ce and water heating systems, select a high recovery rate on the heating unit. TUBING In-slab systems ernbeJ piping inside the curlUete with wire to rninimi7C cracking. Some installers still use copper or metal tubing, but in some cases the metal can react with the concrete, causing failure. Use PEX tubing to eliminate this problem. PFX has fewer joints and is strong, flexible and cl1eaper to install than metal tubing, Space PEX tubes betweF.r1 6 and l? in. arart. With wood floors, space tile tubes at tile lower end of this mnge to allow for even expansion and contraction. R<~(li(ll1t Ileatil1B ~)L.x tLlblrl~ I~ irl~lc.tllr..:u prlür lü Ilg~ILwelglll cüllcrde Mirlg püured III LtIIS suspended floor applici:ltion. MULTISTORY BUILDINGS For mUltistory Installations, baseboard heaters in upper floors can save money because struct.uri:ll requiremerlt.s will be reduced compared to a thin-slab floor. Anotl1er option is to use engineered wood products thai have a radiant barrier face with tubing i::mhedded in it (one such product is called Thcrmalboardl. l'looring is installed over tl1is substrate. COMMISSIONING It is very important to commission the systelll thoroughly--- from planning and design tl1rough occupancy. PAGE 12 SYSTEMS: MEA::¡uFH:. (J4 Code Considerations Systems are available tl1at meet all local codes and regulations. Tubing can be either metal or an approved plastic, such as PEX. A supplemental ventilation system must be lIsed to meet minimum air change requirements if no forced- air equipment is installed (S.v:>icrm: M('c.I:>urc 07-AvlJidAir Crmrlitioning / Systems: Me¡¡sure IO-Adv¡¡nr.ed Ventilation Pr¡¡r.t¡ce.~). Natural ventilation plus kitchen and bath exhaust fans will meet tilLs intent in most cases, Considerations for Residents Radiant heating is better for indoor ;3ir quality th¡H} forced-air heating. People with allergies often preter rädiant syslems because ltley do f10l stir up dust, pollen, pe.t dänder and other indoor äir contaminants. Also, radiant heat is quiet and provides uniform heating, People new to rädiäflt heating <:Ire ofterl initially um:DrTJ- fortably warm becausi:: they set the thermostat at 70 to /2'T. energy savings are possible wilen occupant' are educated about setling their thermostats at 60 10 65'T Cost and Cost Effectiveness œm= I'jgh-efficiency hydronlc 11eating ~..... systems cost less to operate tl18n gas- ~~ fired furnaces, and much less than i::lectric hi::at. Adding solar water he¡::¡ting r.an flJrthi::r re duce operating costs, first costs are 11igller than furnaces, ~wwever. and tl1erefore are most cost effective when combining spat:e äfld dornestic water h~ating systems to eliminate a mechanical air distribution system, In-slab systems can cost from $5 to $15 per square foot to install, depending on complexity. Baseboard heaters range from $15 to $25 per linear foot installi::d. PEX tubing costs ahout $0.50 per fODt. Boilers used to supply hot water are a good investment because they provide lor1g-lerrn Cost savings. They ädd cOllsiderable first cost over storage tank water heaters, but have long warranties. Some bOilers last 50 years or more, Resources EnvironmentalSuilding News article, f1adlant-rloor Heating; When it Does - and Doesn't - Make Sense, Volume 11, No. 1. www.buildinggreen.com U.S. Department of Energy, Energy Efficiency and Renewable Energy, has an online article (and excellent bibliography) on radiant floor heating and cooling systems; www,eere,energy,gov/consumerinto/ factsheets/bc2.html » ACWMA's Materials Database lists products tt1aJ correspond with tllis measure; www.rnultifamilygreen.org ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES ¡\pi'1I ;!11(14 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~ - - - - - - - - - - --------. - - - - - - - - - - SOLAR WATER HEATING Use $olar Collectors to Preheat Domestic Hot Water WHO KEY BENEFITS y' Developcl"WM Ý l-um1er v P()licyrrl¡.¡ker / Arr:hile<:t / l111ilcJ~r' ..¡ r:nergy [fficir.ncy v Material Efficiency .j O&M .¡ Resident Satisfaction .¡' ENERGY ST^W~ ~I Building Manager 1J60Q~ S()I':Jr Collo::!r:tnr::>, Cnmponent, ¡~nd [quipmcnt Recom mendation Use solar collectors for prPl¡ealing a central [Joiler or irdall d ~;oldr waler healing systclll tor cach dwelling wlit. Description Solar wäter hei::lting systems 8r8 available in many r.onfiglJrations. Most systems for multifamily tluusing circulate water to the solar collectors with a small purnp and store the solar-11eated water In a tank next to the hoi ler or gas wäter heäter. The systems use U18 sun to heat the water partway to the setpoint, and use a boiler or gas water heater to complete the,heating process (SyMAms.' Mf:!,;1WIB O¡='..-Hi¡:;h-Fffir.iAncy Water Heating). Medium-lernperalure systems that raise water to between 110"F and J 80°F are the most cornrr1on for dorneslic hot water (DHW) applications. lhcrc arc a 11 IJlll her of solar hot water collector systems. ] 11C three most common are described below, " Integral collector storage (lCS), or "batch." These systems are passive-tlley do not require any pumps or rT}otors to \.irclJläte the hol water. TtH~ water is stored where it is heated (on the roof in m05t ca~~es). Efficiency: Up 10 30%. ACWMA MULTIFAMilY GREEN 6UILDING GUIDELINES ¡'\llil ;1(ì()4 :>1 Flat plate collector. Water or another liquid is circlJli::Ited lhrough a glass-covered, sealed box where tllC fluid is heated hy the sun. Tile resulting water is stored in a tank usually located in the building. Uficlency: Up to 40%. )!. Evacuated-tube collector. Tt18se collectors are constructed so that the fluid heäting hi::lppens inside a vacuum, thus increasing cfficiF.n\.y. Stori::lge is in a tank inside the building. Uf,C1CnCY, Up to 60%. Collector systcms can he. cDnfigured in a number of ways, depending on site-specific necds. Most systems (except for baldl collectors) require storoge tanks; thesc tanks hold water that ho, bee" heated in U," collector by the sun and deliver it to the resídellccs. Storage tanh Cé.HI also have heating elements in them for back-up when tile collectors are not providing hot water. Rail~rs är1d instantäneous waler heaters connected to the system can servc as a hack up so thal tw1 water is always available, ""1 ""''' Benefits Solar hot water syslems can pay back in as little as seven years and reduce the use of gi::ls Or electricity for wale, ~Ieating by up to /0%. Application Applicable to most multifamily new construction and remodel projects. If solar water h¡;ating is rIOt firläflcially feasible, consider pre-plumbing for solar hot water to rcduce future irlslallation costs. This entails providing south-facing roof space for panels i::Irld appropriate plumbing configurations to a mcchanical room. If the design team is considering hydronic space heating, solar water heating can be an effective prchcatcr (Systems: M{~a5(1l'e 04 [¡acli8nt Hyi"irnnir. 8paí.P. HeiJting). S('1lar p¡¡m,ls r.an double CI:6 Cüw.!rr..:u parking. SYSTE:MS~ MfN;IJlH ()~) I'M;!: 13 ,"¡-) " , ,"" .." 1"". i-I \.../ ,,) ""'--'''''"1 [--'1 ....:::;:::w :~~:,~.~ l'Nìl 14 ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -. - -. -- - - - - - - - - -. - - - -- Design_ Details A Consult a solar hot-water designer who is knowledgeable about multitamily construction early in the design process to help the architect plan tor appropriate roof loads and adequate space on tile roof and in tile rnect1anical room. Tt18 best perfCJrrnanr.e or.r.lJrs wh~n ranel5 br.e dIJ~..south with a pitch of 40 degrees and no shadows. Ilowever, If placed within 45 degrees of south at a moderate pitch, tl1e system can still operate ät efficiencies up to 90% of the ideC'j1 position, Code Considerations In 2005, Title 24's water heating requirernent5 for multifamily housing will become stricter, Currently, all units in;) mUltifamily building are assumed to Ilave the equivalent of one 50-gallon storage tank. However, witll centralized boilers becoming prevalent. in the rrlultifdrnily market, many rlevelopcrs arc getting substantial cncrgy credits by using a combined system tllat feeds several units. l1tle 24 will be modified in 2005 Lo include a more realistic assumption of water use. This will make compliance more difficult than In tl1e past. Solar water heaters can Significantly reduce fuel needed to heat water, and therefore help witl1 energy code compliance. Solar water heating has been in use for over 30 years. Most code officials and jurisdictions arc aware of solar water heating and should not raise any ditficulties with issuing permits. Considerations for Residents ND <::Idver5e effects for residents. nesidcnts will receive 110t water at tile same temperatures as without solari even if the sun is nDt shining, asslJming there is;:¡ backup water heater. SV$TE:MS~ MEASURE 05 Cost and Cost Effectiveness --....--.-...-.----.. . œ&1ZZI ^ typic;-¡I multifamily solar hot w"Üer _a. system will cost between $lOüO and ~__ $3000 per unit, rlepending on the system's size. Paybacks are in the three to eight year range. Rebates are sometimes available for solar water heating systemsj dleck with installers for more informa- tion. Large central boilers can be preheated by solar collectors ami cosL less than individual water tìeaters in each unit. It is possible to have one central boiler that serves as space hei'Jting and DHW purpDses. The c~mlbined savings of eliminating furnaces and reduced energy Lise can offset the cost of installing solar w~ter he~ting. Resources Northern California Solar Energy Association has information on solar hot water systems and list of contractors and suppliers, www.norcalsolar.org " Building Green. publlsller of Environmental Building News, has a good article on solar water heating (Vol. 8, No. 7/8). TI1eir website has Information on systelll cornpof1ents: www.buildinggreen.com California Energy Commission has information on solar hot water syslerns including rebate programs: www.consumercnergycentcr.org ACWMA's Materials Database lisls producls that correspond with this measure: www.lllultifalllilygreen.org ACWMA MULTIFA.MILY GREEN BUILDING GUIDEliNES Ape 200-1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ - - - - - - - - - - -----------. - - - - - - - - - - - HIGH-EFFICIENCY WATER H EAT I NG Specify High-Efficiency Gas Water Heaters or Boilers WHO KEY BENEFITS -.r Dcvelopcr/rM -.r HealthllEQ -.r Funder ¡ FII<:!rgy nri(:ien<:y ¡ Architect ¡ Wft~r Fffif.ip.nc:y ¡ RlJilder -.r O&M v 8uilding M¡.1n8gp.r -.r Rcsidcnt Satisfaction -.r CNERGY STARo~ 15480; Dorne!5tic W;;1ler HeCltirlg Recommendation Spccity storagc gas water heaters with '.HI cncrgy factor (EF) of at least 62%. If d boiler is used instead, ensure it has an Annual Fucl Utilization Efficiency (AFUF) of at least 85%, When possible, supplement water hcating needs with solar heating systems IS"i,"" Measure (jj'-SoliJr W¿¡I!:.'f HCi:.lling), Description WÐter heating accounts for a significant portion of ~n~rgy use In multifamily 110using. That cost con be redllccd by installing high-efficiency domestic hot w"ter (lJHW) applianr.e5 5lJch as storage wäter beaters snd gas-fired boilers, lhe type of heating equipment lJsed depends on 110W much Ilot water IS needed and 110W It will be metered on the site. For centralized DHW systems, it is usually more expensive to purchase a high-efficienc;y bC)il~r Ihan 10 use multiple high-efficiency water heaters. Ilowever, a hoiler often is the lei::lst expensive option over time wllerever water usc is liuge. When chDosing between the two options, keep in mind that boile", can lost 40 to 50 years while water heaters typically last less than 15 years. ACWMA MULTifAMILY GREEN BuiLDING GUIDELINES April 200/1 (:/) If each unit 1188 its own water heating, then use one of the widely available Iligll-efticiency gas storage heaters with an energy f(3ctor of <::It least 0.62. For individual units, it is usually cost-prohibitive to PUrd1(.1Se condensing heaters with energy fadors as high as 0.82, but this can be considered for projects that hove sufficient budget. Another option is to supply or 5upplement W(3ter beating needs with tankless water heaters. Tankless or "inst(3rlti::lrleous" water heaters are generally more efficient than standard t<mk sysLems since tlìey only heat welter wilen it is needed: there is no tank of hot wi::Iter slowly losing heat 24 hours a day. Tankless systems. with electric ignition use even less fuel1han systems with a pilof lighl. For all water heating systems, the use of solar collectors can further reduce energy use and take advantage of fre~ energy. Solar systems Ci:1r1 i:lugment or preheat water for boilers and storage-tank type heaters. 1"111 Benefits High-etticiency water heating equipment saveS rnoney by r~dlJr.ing energy use and improving equipment pGrformarH:~. Mosl high-efficiency boilers and storage tank water heaters -also have the benefit of direct venting Witl1 sealed combustion. Scaled combustion in gi::ls-fueled appliances reduces the risk of backdrafting c()rnblJstion gasses into the horne. Boilers placed in mechanical rooms also benefit from direct venting because often draft hoods or dampers can be ~Iiminated. Efficient hot water systems will help in achieving an ENERGY STAH(~ rating on homes (PI~n/J¡n;;;& Design: Measure 11). Application High-dfif:iency centräl hot water systems make sense in mUltifamily applications where water use is large. Individual storage tank water hei::lters can be lIsed where independent hot water systems are desired. Tankless heaters i::Ire i::Ipplicable in a number at applicÐtions, including remote locations like a bathroom or sink located away from tile rest of the DHW system. They can also he irlstc:¡lled for entire residences to replace storage tank Ileaters. In very energy-efficient buildings, tankless t1eaters can be combined Wit!1 other equiprllcnt to provide hot wi::lter for sp<::lce t1eating and domestic use OO( m(!l~ (in r.()J/¡ined .~yMems, .<;Ae Systems: Measure 01-RiJJi¿mll-(vrJwlllc SfJiil.':O I{OMiOR)· SYSTEMS; MEASURC 06 ~'A(';I IS ~. Design Details Higt]·dficiency equipment may require somewhat different installation than standard efficiency units. Some systems, for ~xample, may need a condensate ncutralization drain. Central systerns that provide 110t water to multiple units will require adequate space in equipment morns. Solar hot water systems can further increase efficiency by acting as a preheater. It tl)e cost ot Installing" solar !Jot waler system is prohibitive today, cOrì8ider pre plumbing for a future solar installation. During construction it is relatively inexpensive to pre-plumb for ö 5l,lör hot water system, whereas installing the plumbing later is costly (Systems: MeiJsure OS-SaleH Water Heating). With an invcstment in design and first costs, a combined DHW and space heating system can be designed that provides bothhydronic radianlheat and potable hot water. Some cost reductions elsewhere in a project carl occur from combining systems, such as eliminating ductwork and turnaces, thus helping reduce costs. I',lll~l \1" [11 ,iWiW!\ ;/1 ". ^ IW-:h cfticiuIICY lJullur ~IIIU ~lüfi.jgu limk prüviU!2 llül W<.ILL'r lor re::;i¡JurIL~ will kr.:LI i:I ri:.Jdiünl rlydronic heüting system (white tubing at left). I:MìI 16 SVS.TEMS~ M[ASURE 06 Code Considerations Select I,Jrlit5 that are certified by the California Em~rgy Commission for use in California. These are readily ;wailable frorT! suppliers. In 2005, Callfornla's Title 24 energy code requirements will become sLricter for water 11eating in multifamily hDlJsing. Currently, all urlits in a rnultifi:Hnily building arc assumed to have thc cquivalent of one 50-g;31Ion storage tank. However, Witll centralized boilers becoming prevalent in U1e multifamily market, many developers are getting substantial energy credits by using a combined system that teeds several units. The energy code will be modified in 2005 to include a more realistic assumption of water Lise. Tills will make compliance more dltficult tharl in the päst. High-eHiciency wäter heäting strategies will soon he mi:lndatory, so early adoption will help meet the 200S code requirements, Considerations for Residents 11esidents and owners will bcnefit from reduced costs for waler heating. Where 11igh-efficiency gas water heaters are specified, scaled combustion ensures that carbon monoxide and otller pollutants are exhausted to the outside, Wllicll helps protect indoor air quality. Cost and Cost Effectiveness mma Higl1er efficiencies on DHW equip- ~... ment äre obtained through better ~~ parts and components, which result in longer-lasting products. For tl1is reasorl, high-effi- ciency equipment costs more-sometimes significantly nwre-than the lowest efticiency equipment. The irlcreäsed cost is recovered through savings in rnainte nance and longer product life. Resources » U.s. Department of Energy's Office of Energy Efticiency and Renewable Energy (EERE) website provides information about tligher efficiency equipment and links to manufacturers, www.eere.energy.gov/buildings " ACWMA's Materials Database lists products that correspond with ttì is measure: www.multifi::rT1 i Iygreen.org ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES Apri1200¡1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · _ _ ~ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ n AVOID AIR CONDITIONING Design Buildings So That Air Conditioning Can Be Eliminated WHO KEY BENEFITS .¡ [)eveloper!PM .¡ He¡;¡llh/IFQ ~ FlJnder ~ Polir.ym¡::¡keF .¡ Encrgy Efficiency .¡ Architect .¡ Builder ~ Resirlent '" O&M ~ ßuilrling Manager .¡ Rcsident Satisfaction .¡ ENERGY STAR" Recommendation -..-.----.... Design the buildillg with improved illsulatioll, shading, thermal rnass and velltilation so that air cOllditioning Ci:H1 be elimill8ted. Description Properly designed buildings can be comfortable with little or no (Jir conditioning even in the hottest areas of Alameda County. Wltl1 a good pa50ive 5Qlòr design (Systems: Measure 01) homes can be kept below 80"t" even during the wor5t heat waves. The first step is to use insulation and shading to reduce the amount of heat entering the building. Second. use thermal mass materials to create a heat sink. rinally, use ceiling fans- and potentially whole-house fans-to keep residents cool and flush w~rm air out of the uniLs at night. Insulation. To minimize heat entering a building In the summer, insulate the walls, floors and ceilings above code minimum5. Here are reçommended insulation levels: " Walls, R-19 to R-22 " Ceilings, R-38 to R-49 » Floors over garages and other unconditioned space" R-19 to R-25 For areas that exceed 90ul- for at Ica5t OIlC month every summer (or 30 days in a year), use radiant barrier sheathing on the underside of any sloped roofs. For flat roofs in these hot 70nes, u~e a cool roof (Structuœ: Measure 12 I For more on energy-effiÒenl home cOr)!;trIiction, 5CC Planning & DesiRn: M¡:;':J.~urA 1/-FNFRGY STAf?'!-CArtified Homes.) ACWMA MULTIFAMILY GREEN BUilDING GUIDELINES April 2004 - - - - - - - - - - - - - - - - - Shading. To further reduce solar heat IQads, design overhangs, awning~, sid dins, landscaping~ and otller shading devices (Sy:>/crrì!;: Mcaswe 01 r,~,s:sive :=;o/ar HAating). Thermal mass helps cool a huilding by acting as a heal sink. Cool evening air from the outdoQrs enters the building either by opening windows or running a whole-house fan. The cool air is absorbed by thermally massive materials such as concrete and tile flooring and gypboard. During the day, these mass materials release thp.ir coolness, reducing interior temperatures ($vstelJJ.~! MC¿I:iUrL' 02 lIìermal Mass Flooring). Ventilation. In a bl,lilding with no air conditioning, ventilation can be provided mechanically, naturally. or throlJgh both r'nec:¡ns. A central venti lation system can help flush out hot air in the surnmer (Systems: M~'¿I,:;urlJ 10-AdViJm.:r.:u Vcrl/d¿I/IUr) f'rilctices), Other effective strc:¡tegies include ceiling fans and whole-house fans used in conjunction with natural ventilation, wl1ich takes advantage of prevaìlìng winds to draw c:¡ir into the home (for more about natural 'Ientilalrcm, SIX~ Vcsif,iJ [Jet'ìi/S). Benefits ßenefits of avoiding air f:onditioning include: Moderate to significant capital cost savings, depending on whether tt1e system is downsized or eliminated » Significant energy cost savings » Improved air quality from greater ventilation rates » Significantly improved acoustics from better insulation and from reduced system noise (except during the brief use of the whole-house fan, which is as noisy as a forced-air s.ystem) Application Applicable throughout the Bay Area. ThIS measure rnay not be appropriate for residents WllO need a constant temperature. In ~(JrT1e locations, especially in rural areas near active farming~ residents experience prnblems witl1 natural ventilc:¡tion due to dust and aller~ens. Air filtration may be necessary in these areas (for options un n'(}¡II.':IIIf, its ~'I!'Ilronml'flliil Clll'cls, if ,"9lr conditioning r:annot bA eliminated, S('(' Systems: Measure OB-Higfl-LIfr(;ioncv l1!r CO/1(1itioning with Advanced lietri;:;erønr!. SYSTEMS; M(A~lml Of f"' ",<. I'AGE 17 I:~./") -~:~''',,'' 1'11('''') \..¡I". -··--1 rr¡ ~;~~: C,l")' I'A(; 18 - -~ - - - - - - - - - - - - - - - - - - - - - - - - - - - -..- -- Design Details Eliminating air conditioning is a performance goal that must be planned for very early in the design process. Like daylightirlg and passive solar design, this meaSlJre depends heavily on early decisions regarding orientation, building massingr glazing location and area, wall and roofing thickness, and insulatiorl. DESIGN TIPS FOR NATURAL VENTILATION . Situating the longer walls of IIle developmenlloward the prevailing winds helps with cross ventilation. When wind strikes a wall, an air preswre differen\.e is created across the building. ']ö balance the pressure difference, place equal areas of operable windows on the building's windward and leeward sides. When these windows are open during windy periods, a suction effect pulls pressurized alf througll the space. l- In buildings of at least three stories, combine cross ventilation witll stack ventilation. Stack ventilation takes advantage of differences in air densities. Place windows low for·incoming 8ir, and high for exiting air. Hotter air will rise and exit through apertures higl1er in the space, thereby sucking in air from the lower windows. A good design for stack ventilation IS to place exhaust windows at the top of stairwells on multistory units. l- Ceiling fans can help induce cross and stack ventilation when the outside air is still. Air movement from the fans also helps occupants feel cooler. Code Considerations Some tunders require air conditioning under cerLain circumstances. In lhese cases, it is usually possible to downsi¿e the system by more than half and still meet their reql,Jircments. Title 24 assumes lhat some form of cooling is provided in residential buildings. Natural ventilation in lieu of air conditioning can be complex to account for in energy modeling. Use" "tie 74 expert to help calculate the r.ode effects of natural ventilation. SYSTE:MS~ MEASURE 07 Considerations for Residents Residents benefit from lower utility bills, better air quality from higller ventilation rates! and better acoustics frorn increased irl$ulaLiof1 arid mass. Teach residents how to best keep their homes cool. For example, Lo many people it is counterintuitive to close windows when it is hot outside, but with a passive solar design, keeping the windows closed helps the mass materials retain nigllttime coolness well into the day. In residents' manuals! clearly illustrate 110W to operate units to reduce i':Iir conditiorlirlg n~eds ({)pAratir!l?<;& M,jlnl~~Iì<-:¡ncc; MO¿ìE¡u"(, 01 Ii'i~inilìp. i~n(/ Manlli¡I~~). Cost and Cost Effectiveness I!IIiiIIII:II Eliminating or downsizing air con- ~~ ditioning systems will more than ~___ pay for most window and overhi':lrlg upgrades. Awnings and overhangs can be simple or com- plex, and Ihus range greatly in price. Ceiling fans cost between $200 and $400 each. installed. For best results, specify fans with fltJOrescent bulbs and high-efficiency motor:, that arc quiet and have at least two speeds. Many models ot ENERGY STAR'" ceiling fans are available. Resources Collaborative for High Performance Schools (CHPS) Best Practices Manual, Vol. 2 discusses natural ventilation: www.chps.net. l- American Society of Heating, Refrigerating and Air~ Conditioning Engineers (ASHRAE) ASHRAF Standard 67-1999, Ventilation for Acceptable Indoor Air Uuality; www.ashrae.org ACWMA MULtiFAMILY G.fõl:EEN BUILDING GUIDELINES Ap'iI ;.'()iJ4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - ~- - -- -------- -- - - --. HIGH-EFFICIENCY AIR CONDITIONER WITH ADVANCED REFRIGERANT Specify High-Efficiency A/C with Environmentally Preferable Refrigerant WHO KEY BENEFITS ý Developer/PM ,I vI Energy Efficiency v' Architect Ii'" ' ý Material Efficiency .¡ O&M ý ncsidcnt Satisfaction ,.,t ENERGY STAR'A' ...-.."".-..."'..---- lS700~ Air Conditioning Equipment RE!!;om.mendation Install 13 SEER and 11 EFR or higher éJir conditioning Witll a thermostatic expanöiorl valve (TXV) Stay èI step èlhead of refrigerant phaseouts by öpecifyillg advanced refrigerants that reduce impacts on ozone depletion and global warrnirlg Description Compressor-based air conditioning has two important environmental impQcts: Energy consumption >!- Potential 07Qne depletion frorn leaking refrigerants ENERGY CONSUMPTION Seasonal Energy Efficicncy Rölio (SEER) is a rating ot cooling systern efficiency at low temperatures, while Fnergy Ffficiency Ratio lEER) is a higl1 temperature performance rating. The higher the SEER/EER, the less energy is used to provide comfort. A high SEER/ FFR en~ures thr.¡l' the äir conditioner operates at high efficiency during tllC full range of summer temperatures. A TXV is a refrigerant regulation device tllat Ilelp.s tllC air conditioner operate at maximum effir.iency over a wide range of conditions. ACwMA MULTIFAMilY GREEN BUILDING GUIDELINES ^r;ril ;"()O'¡ - - - - - - - - - - - - - - - - - .-.----- ,) REFRIGERANTS Older refrigerators and air conditiorH;rs used chlQrofluorocarbon (CFC) refrigerants. CFCs damage the stratospheric 070n~ layer and contribute to global warming. In compliance with the Monlreal Protocol, the Uniled States ended CFC production in 19%. Since then, CFC leak, to the atmosphere 11ave significantly decl ined. Today th~re are numerous CFC substitutes on the market. Some arc better than oU1ers in terms of ozone- depleting potential lOOP) and global warming potential (GWf') ratings, hut there are no perfect relngerants. Eliminating mechanical cooling ¡~ the only certain way to r~duce ODP and GWP from building cooling (Systems: MC¿I$lIIO 07 AI/oirl Air COl1rlifiDning). ,.""", .." U'¡, ..' ·"",·",·,·"",·11 I'rll R-?? is ö hydrocl11orofluorocarbon UiCFC) rdnge"nt used in rcsidential r.ooling systems. While mucllless destructive to the ozone layer than CFCs. HCFCs do c(mtain chlorine, an ozone-destroying chemical. ^Iso, the manufacture of R-22 creates a by-product that contributes to global warming. Starting in 2010, under the Clean Air Act, manufacturers will no longer be allowed to produce new air conditioners using R-22. Some new products on the market use an advanr.ed refrigerant called RAlOa (known under the trade names Puron, Genetron AZ-20, or Suva 410a). These are" blend of 11ydrofluorocarbons (HFCs) that do nut contribute to ozone depletion, but do have some GWP, though less than R-?? No refrigerant is perfect. Benefits Energy·efficient air conditioners cost less to operate. High-efficiency units are usually top-of-the-Ime products with better motors and components than standard equipment, and should tllerefore last longer. Right-sized air conditioners provide greater comfort! are less noisy, and last longer than oversized units. Installing an air conditioner with a lXV lowers utility bills and saves energy througl1 improved performance. USing an environmentally preferahle refrigerant will reduce the effecl buildings have on ozone depletion and global warming. ApplJcation CenLral residential air condjtioner~ are available that are higt11y efficient and use an cnvironmenti::Jlly preferable refrigeranl. Through.thewall, mini-split systems, and package terminal units often do not use RAlOa advanced refrigerants. I.Qok for ENERGY STAR'" labels on these smaller units to ensure high effir.iency. SYSTEMS: MEASURE 08 FMìl 19 -------~ r .~.,... ~''''',¡f ,) -.< :",)"''') . .."~ '1'1 ..,~~ ."'::::'iHI "'{) '1"""" PAGE 20 pesign [)etails Higher SEER (13 lü 18 SEER) "rid higher EER (11 or greater) units are installed like any other air-conditioning equipment. Some air conditioners come with a 'factory- installed TXV; others Q[cept: a TXV that [ar! b~ holted on. SYSTEM SIZING Many ot the advantages of 11igh-efficiency air conditioners will be lost if the system is oversized, a common problem in residential buildings. From a builder's standpoint, insLalling larger, [TIore powerftJI equipment ensures tllat even le8ky, poorly designed ductwork will deliver enougl1 cold alt to tl1e home. But if i:1 home is insulated above code, has higll- performance windows, and has otl1er features of an EN ERGY STAWi.) horne (Planning & Dp..sign: Mp'~.~{jrA 17), a smaller, right,·si7(~d air conditionor can provide better comfort and performance. A smaller unit runs longer than an oversized systern, at a much higher efficienq, and provides more uniform and consistent performance. Oversized units are loud, create cold zones in front of registers, and stress the eqlJipment more than a properly sized unit. Careful ductwork sealing, insulation, si7ing and placement significantly increases the efficiency of cooled air dclivery (SY']ICrr!~': MŒ::iUrC O'::l-Dl.ld Elfccllw-'lle:>:». HANDLING REFRIGERANTS Take care with refrigerant handling. Always select a reputable dealer employing service technicians who arc EPA-certifiod to 11Ðndle refrigerants. Code Considerations A Air conditioners are notorious for nol reaching published efficiencies out..of the·-box. New air conditioners must be testt:d and balanced properly to ensure good working order. Using advanced refrigerants like R·.41 Oa is one way to stay a step ahead of the R-22 phaseout in 2010. This makes maintenance less of a burden (and cost) later in the equipment's life. Considerations for Residents Correctly ~:;i?cd high-efficiency air conditioners reduce energy costs, improve comfort and produce less noise. I:.nvironmentally preferable refrigerants have nD direct effect on occupants. SYSTEMS: MtA~;!JIH (IH Cost and Cost Effectiveness œl!ill1IZI High efficiency central air condition· ~~ ers cost more than standard units. _____ The cost typically goes toward better components, inr::llJding sound dampening tF.chnologies, better compressors, and multispeed premium motors. Payl)acks can be short in hotter climates wllere air-con- diLioning loads are subslanlial. Most r'r1af1ufacturers re- serve the advanced refrigerants for their higher efficiency models. Properly sizing an air-conditioning system may allow installation of a smaller unit, WhlCl1 costs less to buy and to operat~. Extra design tirne is nteded, however, to correctly model and design the cooling system to accurately match tl1e load. PG&E offers rebates---<;urrently lip to $42o-for hlgll- efficiency air conditioners. TI~is incenLive usually covers th~ (;0$1: of upgrading to a high~r effici~ncy, and can also help offset design costs. Resources -.--- » U.S. Environmental Protection Agency has information on ozone depl~ti()r1 from rdrigerarlt5. including alternatives to U'Cs and information on pllaseout regulatIOns, www.epa.gov/oLone/snap )\ Consortium for Energy Efficiency has information On energy..dficient air conditioners for mlJltifarnily buildings, www.ceel.org . ACWMA's Materials Database lists products that correspond with tllis measure; www.multifamilygreerl.org ACWMA. MUlTIFAMilY GREEN BUilDING GUIDELINES April :.2OCt1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ -- - - - - ---------- -- - -- --- --- --. DUCT EFFECTIVENESS Properly Size. Seal and Insulate Ducts for Better Performance WHO KEY BENEFITS V Developer/PM I .¡ He,ltIiIIEQ .¡ F n~rg'y Fffi(:i~nr:y .¡ Architer..:t .¡ 8uilder .¡ O&M .¡ Resident Satisfaction v ENERGY STArr" lS8DO~ [)IJr.t~ Recommendation Ensure that forced-air HVAC ducts operate properly and efficiently by insulating and sealing them. Size and layout the distribulion systems appropriately amj loc;;fp ducls wiIJlin conditioned area'; of HIP building envelope where possible. Test for performance once installed. Description Up to 30% of the energy lJ5ed to heat and cool a building can be lost tl1fough leaky dllcts and poor duel design. In buildings where a central furnace or boil~r serv~s multiple units, duct design, placement and sealing are crucial for achieving desired performance and comfort. For residences with heating and/or air-conditioning systems in each unit, duct design can greatly affect performance and ~nergy costs for the occupants. ACWMA MULTIFAMILY GREEN BUILDING GUIDEliNES April2001J ------------------ With forced-air heating and CDoling systems, the return duels deliver air back to the heating and cooling system for conditioning. ~ypically, equipment is designed to condition return air that i5 at or near rOOm temperature, Leaky return ducts allow cold air in the winter ~nd hot air in the 5lJmmer to be drawn from the outdoors bÐCk into the heating/cooling system, reducing efficiency. Ducts in exterior walls, attics and un-insulated spaces can also lose a significant ;3mount of heated Or cooled air to UH~ outside through conduction, This is especially true in spaces served by long duct runs, where the conduction losses can be even greater. Long dud runs usually correspond Witl1 numerous bends, where dlJst can build up and further t1inder efficiency, Often, dislribution systems are oversized to supply enough conditioned air to overCome losses from leaks, conduction, and configuration problems. ("") "..,~ Benefits Well designed duct distribution systems reduce energy costs, improve comfort, <:H1d may allow for smaller t'1YAC equipment to be Installed. Duct testing can uncover potential problems in leakage and distribution, and may cut mainter1i:H1ce costs hy reducing complaints about heating and cooling inconsistencies. Application Duct effectiveness measureS are applicable wherever a forced-air HVAC system is used (Systems; Me(,~urp. 03-High- £:.ftidel1cy Hei1tin~). Desi¡:¡n Details For maximum effectiveness, design duct layout and chases early, Proper design, especially in an already energy,efficient building, may allow tor equipment downsi7ing. Strategies include: MinirniLe duct runs by locating registers clos~ to the core of the building i:Hld away from windows, Consider tt1e lengtll and size of ducts as a function of the overall heating and cooling system size (model air flow using Manual D and/or J calculations). SYSTEMS: MrN;lJf?1 mJ ;'AG£ 21 ....<" ~~~"~j ír'l "'"-""""'''~~I < (/0; r¡A[~I· 22 --~ Locate ducts in conditioned areas of tile 110111e, by constructing a ceiling plenum if1 h<::lllw<::IYs Or belween floors on a multistory building, Use oflly mi':lstic to sef31 duct joints i':H1d i':IrolJrld bf:nds in elbows. Ke!:::p duct runs short with f~w hemis. Instf311 rlarnpf:rs ;:¡t start collars, Use turning vanes at 90-degree turns, Lncourage the use of metal plenums and ducts. Insulate all ducts located in unconditioned areas (attics, crawl spaces, exterior w<::¡lls) to R-8. For ducts located wi1hin ttlf: f:orlditiDned env~lope, insulating tD R-4.? IS adequate. Duct efrectivenf:~S is verified by a certified home energy rater (:;ucll if); GULLHS, );l'l' r'/WIIlIlIg & Lk'$lglI: MU¿j);¡I(u 11,-, LN£RGY STAR~ Cf:rtifled Homes). These raters perform a test to rne<::lSure If:akagf: afld temperaturf: chi':lnges. HFRS rating is an integral part of aChieving LNU1GY STAR~I certification. STANDARD AIR DISTRIBUTION SYSTEM i_Jl........ ...1 í ] _ LI ,.] L,lCg' tcenk ;:c~'i / __ JI lOllg br<1rlctl rlUb =--X:"......", "..: "II I L-n~p'I~,tI'!IO, lo¡;~t~rllll'!~r wlndow~ ~ '\ :L HIGH-EFFICIENCY AIR DISTRIBUTION SYSTEM . .. _._--,--,- ~ ~,. 'lC]Lj \ ÛJ 11,1L--. Short tlr¡¡n¡;h run:; sm",,,tc,,~;,¡,,,~' Effir.ient dlJr.t dl'!si?,n ¡¡Ilrl pl('lceml'!nt ç,~n re~,lIlt in ~,impl~r ~,v~;t~m~ with ICJwer ~lll'!rp'Y I,J$e, ì"t)C tùp illll~tlatl(HI -:;tKiw~:.> per'in1uter du(;tccl w~,t~m. In bllildlng:~,; willi IIlcrl.:<.I:.>~d Irl:.>ul¿ILioll, ',;hlJrl ULlc.:l rurl:.> Ll) 1M cUllkr (.II UI'::: building will supply ample heatin¡;: while reducing rni:lt~rii:!ls <Hid heat losses. SYSTEMS~ Mf l\~llRr 09 ----,- -------- Code Considerations -,.-..,-.-- Sealing ducts Wltl1 mastic will be required by Californii':l\ Title 24 in 2005. InslJläliTlg ducts Lo R- 4,2 is already a requiremcnt for all ducts conveying conditioned air, except wl1en ducts are located witlìin the (:(HlditiDnf:d SpiKf:. When tile 2005 Title 24 Standards go into effect, all ducts will most lik~ly bf: rf:quired to bf: irlslJli':Itf:d t'D above H-4.2. Adopt tl1is practice now to stay" step aheäd of the code cl1ange. To obtain an LNLHGY S IAf{" home roting, the ducts need to be tested for performance. Considerations for Residents DlJf:t effectivf:rless may provide health benefits by reducing airborne pollutants such as excess moisture, outside pollution. unpleasant odors. and dust and other particl.Jlate~ frorn lJnCDnditior1f:d ¡m::(35 of th~ building. Effective duct design and installation also result in quieter operalion, reduced energy cOsts <::Ind a mOre comfortable hornf~. Cost and Cost Effectiveness Duct testing ann ~caling during construction is higl11y cost effective, saving between 10% to 20% of the HVAC operating costs for the life of the building, for" one-time cost at about $250 per unit. TI1at cost may be offset by rd>atf:s <:IvailQble for ENERGY ST^R~ certifici':l tion (I(lr ¡/ivrr) ¡!I! !II1;()(i!rv(l:.; IOII)r)(¡)O {)n(~IHY lu$IIllH, ;;u(~ !'!iloninp, ~¡; Df:sign: Mi:!DSI.Jri:! 11). Appropriate duct sizing and placement within tllC conditioned space can cut costs througlì reduced rnat~ri<::lls <:Ind labor <:Ind downsized equipment. Investing in th~ rroper design of dlJf:t~d sY5tem~ will rp.slJlt in better performance, thus saving energy, Increasing insulation above minimum code requirenlcnts can be done for a nominal fee, Resources u.s. EPA', ENERGY STAR" websile and holline offer fact sheets on dlJf:t sealing arid inSlJl;:Üion, and more: Tel. (888) !82-!~3! www.energystar.gov " California Home Energy Efficiency Rating System (CHEERS) website lists duct tostlng companies, Www.ct1eers.org PG&E otters relJates, www.pge.com AÇWMA MUI.TIFAMILV GREEN BUilDING GUIDEliNES April ~~O()4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -- -II!!ID:JÐ -- -- -- ADVANCED VENTILATION PRACTICES Strategies for Reduced Air Infiltration and Natural and Mechanical Ventilation .¡ Energy Efficiency .¡ Archit(~ct .¡ Builder .¡ Resident " O&M .¡ BUilding Manager .¡ HI::!~i(jerlt Sc¡ti.:;f;;¡ctior1 .¡ FNFRCY STAR~ -----.--."'.-.--.----..-...--...--...-- -----".,,"'--- 15830; l-ar15. 15900; HVAC IrI5lrlJmenl~JtiC)r1 çllìd Cnnlrnls Recommendation F3uild rpoidprl(;ps thai iJre lightly sealed to irruPèJop prrprgy pfficiency ['rovidc natural and mccJli1llical velltilatiorl as ncedecl to cnsurc cnougtl fresll air IS circulated for Ilealth rcasons and to balance pressure differences inside and outside tile Ilome. Description Today's residential buildings i:1re conslrucLed more tightly than homes in tile past. ~lIt air Icakage 5t111 ,JCCOlJnts for up to 25% úf tl1e heating and cooling energy used hy typical rðici~nl.E. In high perforrnarlce buildings, like lNEI1GY SIAI1®-ccrtlfied homes, reducing air leaks is" primary strategy for saving energy. Tighter construction does affect ventilation, however. In the past, leaks due to intlltration provided enougll venLilaLion Lo circulate fresh air, In tighter buildings, ventilation ~yst~rT1S may be necess8ry to provide adequate air changes. lighter construction and imbalanced forcerl air HVAC systems can cause significant differences in pressure frorn oulsid~ to irlside. Temperature and wind on tile outside constantly change the ambient pr~sslJre, causing drafts anrll~aks. Residerlts may notice doors slamming shut behind them, or air being pullcd under dQQrways. In unusu81 cases, these pressure differences can cause bac:::kdrafting, a pDtentially life-threatening condition where fUlllcs from combustion gas appliancp.s are sucked Di::Ick Inside the home ratl1ef IIlan being exhausted to ti,e outside. ACWMA MULTIFAMILY GREEN BUILDING GUIDE:UNES April2001J --------------------- -------- Proper ventilatiof1 strätegies ensure tl1e building is tight and energy efficient, while allowing for <::Idequate air ct1anges and compensating for pressure diff~rences. CO ~""IH<'"" "'" ~,' ,."" 110"/ J """""""1 1'1-1 Benefits Sealing air leaks results in a more energy-efficient building and can improve acoustical perforrnance. Ventilation (natural or mechanical) allows the blJilding to receive fresh äir i::Ind improves indoor air quality by exhausting stale or pollutcd air. :~~~~: (,/'') App.lication Applicable to all new homes and major renovalions. Design Details REDUCED AIR INFilTRATION The most commDn le<::lk<::lge spots in new Ilomes include sill plates, top plates, electrical and plumbing penp.trations, boxes around windows, duct penetrations, attic hatches, recessed light fixtures and door frarnes, Weätherslripping, hOLlse wraps, sealants, foams and tapes are common solutions La reduce infiltration, Use foam to seal penetrations between floors thruugt1 top pl<::ltes, plumbing and electrical penetrations (F¡nJ.shA.~ & rvt'nls/¡ilJf.$; MP..'ìSlJfA 173-Adhf!sives and Sealants). Seal ducts with mastic IS'ysrem~i; Me,-:¡wre 09--{)IIr:t Fffp.äivp.ness). (For more on hOlJse wraps, S/:.'I..' Pliiflll!{Jg & V(J~;'¡g¡)¡ Mei~sU/'e 12 MoiMlirp. $/)(;ääinp, ¡1IJd Moln AliDirlanr.p..) Sf!aling around penetr<lti(JrI~ in thf! hlJilrling f!nvelope r'eclllcesinfiltrMion SYSTEMS: MEASURE 10 PAGC 23 (" /""1 "..), ,'" ~".(.' , .-' '.""\ 1../ -' -....,..,..1 , rr......" I , ~~~: (. ¡~) IJA(;r 24 ..~- - - - - - - - - - - - - - - - - - - - -.-- Additional strategies ror reducing infiltration include: Caulk or use foam spray around all penetrations. Se<-31 any hole going from a living space to an attic, including inside-the-wall plates. Se<-31 <-311 penetrations to the outside between floors and stud cavities. Use foam sealing in vertical penetrations between floors and lateral penetrations between stud cavities. Isolate residential units from one another to limit air flow between floors, Tllis reduces leaks and Ilelps praled air qu¡.:¡lily (ror example, by keeping a neighhor's cigarette smoke out of the unit). NATURAL VENTILATION With aflordablc housing, most fundo" require operablc windows. Windows help provide natw'al ventilation even if lhere i::Ire only one or two exterior walls. To promote n<-3tlJri':ll ventilation, locate windows to take. advantage of prevailing winds and use a combin<:ltion or low and higt1 windows to induce cross-venlili':l!.iDn (8y4Ams: Mf¥:ISllrA 07-AVt'Jir.l Air Crmrlltionil1p,). Also consider passive solar features: south-facing windows Ileip witll sola, heating and provide goocl ventilation when coupled wilh norHdäcing op~rable windows (SJ':=;fAm:=;: MA,;'<;IJI"A ()! P<'lssille $(lI,~rtMMinR). Sonlc window manufactur~rs include slllall operable vents in tile window frames to provide fresll outdoor air wilhout opening H1e window. MECHANICAL VENTILATION Mechanical v~rltili':ltiDn requires a cDntinually operi':l1'ing exhaust fan, lJsually located in a hallway. This is in addition to standard bathroom and kitchen exllallst tans. An independenl supply system Ci':Irl i':Ils() be irlsLalled lo negate pressure differences caused by the exhausting system, and to provide fresh air. Supply ventilation systems should provide as much air as is b~ing exhausted to neutri::llize rresslJre differences, and to eliminate the risk of backdmfting, Locate intakes away trolll sources of pollution, odor arid dus!., suet1 8S arei::ls where smoking, barbecuing, idling tnJr:k5, g~rhage anri garages ¡:¡re pres~r1t. [0 minimize pressure differences inside the Ilome, provide transfer grilles beLween roOrns where necessary. This is cc)mmonly done in single-family honles, but it can be an acoustical concern. Some mechanìcal ventilation systems Ilave an air-to-air heat exchanger to capture sOllle of the energy lost througl1 exhausted air (the5e are al~,;o called heat recovery ventili':ltors or energy recovery venLili::lLors). These are oflen not cost effective in the San Francisco Bay Area's mild climatc. Once tile home is buill, a Horne Energy R~Ler can µerforrn ~ blower riaor test to merlSIJre infiltration leakage and ventilation duct efficiency (I'!i,rlrllrlg& OOSif,lJ· Mt\'wu(e ]]·-CN£RGY STAR~" CerfifiAd Homes). SYSTEMS: MI ASlJl!1 111 Code Considerations Infiltration sealing is standard practice in California bl¡t erlslJring it is d()n~ effectively requires diligence. Leakage tests can identify problem areas (SlY] JMlIeJ. Considerations for Residents ....-."...---."..--. Reducing infiltration will cut Ileating and cooling costs. Natur;31 and mechanical ventilation will help rnairlti::lin Ilealthy indoor alf quality. Cost and Cost Effectiveness mma Sealing against Infiltration is an ~.- important aspect of quality home ~___ blJilding. Most contrar:tors dD some sealing, but taking extra care will provide a better quality horne. This rnay iflcrease labor costs. Natural ventilation requires good design, whicll may add first costs by increasing design tinle. To rr1äxirTliLe lhis design time Investment, look for synergies with ether green measures elsewllere III the building, with the goal of reducing cosLs if! some areas to pay For other upgrades. Mechanical ventilation systems cost extra because they 8r~ independent systems that require ductwork and fans. Supply air system~, with filters are reli':ltively inexpensive compared to other HVAC equipment, at i':Iboul $400 per unit. It is the reSidents who ultimately determine the etficiency of iJ rned1i':1nical ventilation sysLern. Häve an orienlation program in plPJÇf; for residents so that they fully IJnderstarlJ how to take advantage of the building's features (QIX~IMiol1.~ & M;:¡intAn;:¡nr.A: MAaSlJrp. (J1-Trainings and Manuals). Resources Building Science Corp.'s reporl, "Healthy and Atfordable I'·lousing; Practical Hccommcndations for Building, Renovating and Mclintaining Housing," discusses proper sealirlg (a/sosAA their µubl¡CillIUr)S ()I) ar,"IleRies to ,"II/oid h,,(:kd!<'IftlnR, moM ,"IoÔ morA)~ www.buildingscience.com BuildingGreen lists energy and he<-3t recovery ventilators: www.buildinggreen.com ENERGY STAR" has fact sheets about 'nfiltration reduction and ventilation systems; www.e.nf!rgyst é:lr. gov/h ames ACWMA's Materi;-Jls Di':I1i':1bi':lse lists producls I.hi':l[ correspond Witll this measure; www.rnullifamilygreen.org ACWMA MULTIFAMILY GA:EE.N BUILDING GUIDE:UNE:S. April 2C~:)-1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - GARAGE VENTILATION Design Parking Structures for Safe Air Quality and Low Energy Use WHO KEY BENEFITS ¡ Developer/PM ¡ Health/lEQ F'!:I"::"I '''11''''1''111..11 ¡ Energy Efficiency ¡ Architect ¡ Builder ¡ O&M Ý I:!uildlng Manat;er Ý Re!jiuent S~ti!jf~(;tiorl Ý ENFRCY STAR" Recommendation Design naturally ventilated parking structures with appropriate measures to avoid indlJOr air pollution from car exhaust. Whcn mcchanical ventilation is necessary, use demand controls to reducc tan use. Description ---..."...-..".- Parking struclures must maintain safe air quality. To do this, they often use largc, cncrgy-con5uming fans th~t may run 24 hours a day. A better solution is to design open parking structures that allow for air flow and natural ventilation. Partial walls with openings for steel mesh may be used to screen the view of car5 and provide security. When m~chanical ventilation is required, inst.all carbon monoxide (CO) sensors to control the fans. This is called demand-control ventilation. and I1aS tile potential to save 50..../0 to 90':>;", of the energy used by the fans for very liltle u p-frollt cost. In addition to ensuring that the air quality within parking structures is sÐfe, tllere me concerns about occupant Ilealth from underground and ground-tloor parking structures. Indoor ai, quality (IAQ) can be compromised from car exhaust seeping into ðdjac~nt unib. Noise pollution from cars and car alarms can also be a problem, Strategies that address IAQ concern, through proper ventilation and air sealing can reduce exhaust problems (.sY.5t~m.,,! M~<"!5IJr~ IO-Arlv¡¡nr;~rl VF!.ntil¡¡tinn Pr¡¡dir.F!..~). Also, well- Insulated buildings will cut down on noise pollution from cars ($tfIJr;WI"f..' M~,"!."urP. 09-··-lnwl¡¡tinn). Adequate visibility, parking spacing, and lighting will reduce security concerns (Planning & [k'',:;iyn: MU¿I:>tlfu Vb· Lh~',:;¡JjIl fur S¿~lGly). ACWMA MULTIFAMilY GREEN BUILDING GUIDELINES A~ri12004 Benefits (n ,< en _....~ ¡"Tl ~-,..:.¡ ~,""" :h:;::~:~":~ Naturally ventilated parking under buildings can result in quieter, better quality ventilation than fans can provide because more volume of air from breezes and open walls results in cleaner air. Demand controls used with mechanical ventilation save fall energy. (/) ~.,¡¡.tJon Applies to below-grade, tuck-under, and ground-flOQr parking garages (for above-ground par xi fig i:>::;uc::;, ~(JC f-'!¿1IIr)1IIf, & [Je.~;iRI1; Measure I O·-8rnrmw~tF!.r ManagA.ment). Desie;n Details Before designing the parking stnJCture, consider how neighborhood aesthetics and access could be affected with an enclosed garage. Pedestrian access and street- level retail or housing could be compromised (Phmning & fJp..~ign! MA.;¡SIHe f).I-fnfill Sites I Planning & D~::;igr': Mr.:¿j$¡¡rr.: U4 [W;¡fm fl)l' Walki!?;;: ,"!IJd Ricycling). REDUCE INFilTRATION Air pollution from parking garages Can enter living spaces if a pathway is present. Seal all penetrations to the building envelope Witll caulk, sealants and weatherproofing, especially on the floor adjacent to parking spaces. Caulk and tape drywall joints carefully in these areas. Thermally Isolate the units from the parking area. Consider locating entrances to 110using away from the parking area, or seal corridors and hallways from drafts. Double-door entrance assemblies with weatherstripping work well. especially in corridors. Also. consider positively pressurizing the entryways and corridors to reduce drafts through the building (Stl"!J<:tlJre: MeaslJre 10- Arlvanc:~d VentilatJof) Practicf:s). PROVIDE NATURAL VENTilATION NatlJral ventilation in parking areas can be done through openings in the perimeter walls in tuck-under or below- grade parking. Using semitransparent barriers at tl1e wall openings, such as vandalism-proof grating, fencing and trellises, will allow air to enter and circulate in the parking area. The seçurity grating can be nearly opaque to block views into the garage, if necessary. SYSTEMS: MEASURE 11 PAG[ 25 -------II!ImIIJŒJ--------------------------------------------------- ,,'" """ '\.,../ " ._,",0.'" " (/'-- '"~, .,' r-' --;:;' .- :::.:::,. I"" r\ I""J .J l'A(ìl 26 . .~"~~,,-,,,"_._"'.. . . ...-.-....-..'".-.".-.....-...-.---...--.-.-.....-...---..-.-,-,.".,.",_.."-",.,.,.".."-,.,,,,,~,,"' ~! Thi~, tlH;k I,mdel' r,at'af,e ¡~llow:; for natllr'al ventilation with tninimal Vi:;lkìl inwact. USE DEMAND CONTROLS WITH MECHANICAL VENTILATION If necessary, underground parking facilities can be mechanically ventilated by using continuously operating fans that exhaust air to the outside, These fans are relatively inexpensive to purchase, but can be costiy to operate. Consider specifying d demand-control v!:::rìtilatiun system with a CO sensor instead of a SYSTEMS~ Mr:fl.SUR[ II continuous fan. The CO sensor will activate the fans when a threshold is met, and 5t1ut then"] off once the contaminants have been exhausted to safe levels. Often these fan systems will run only a fraction of the time a constant tan will operate, saving significant energy and reducing noise. Take care to place exhaust fans away from reSidential windows and air Intakes 50 IIley do not pollute residences. Code Considerations ___._._.u_ Garage ventilation t"nust comply Witl1 minimum air changes per hour and other ventilation stärHJards set by the state and other jurisdictions. Con.~j-º.eraJions for Residents Occupants will benefit troln Ilealthier indoor air quality and a quieter building. Cost and Cost Effectiveness lillma Adding ventilation strategies that ~~ promote good IAQ Sllould not add ~~ significant Costs. ^ demand-cüntrol ventilation system typically pays for itself in less than a year. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES NJI"II ;·>(X')4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~--------- _ _ _ _ ---- DAYLlGHTING Illuminate Spaces with Natural Light WHO KEY BENEFITS Ý üeveloper/PM Ý HE:!::)llh/IFQ Ý Fl.Jnder "~I"~ " energy efficiency Ý ArchilP.ct Ý Guilder Ý O&M J Resident Satl5faction Recommendation Provide daylightillg through windows, skylighb arid gl;J7ed doors 10 all regularly occupieej '.;pace~;. pescription Good dayligl1ting creates a pleasant atl1l0Spllere, and is thought to elevate people's mood5. There. i':Jre different theories as to why this effect Oil mood occurs, including the color and spectrum of light, the variable brightness levels of däylight, and the connection it provides to 1118 outdoors. Daylighting can also reduce tile need for electric lighting-witllout adding significant construction costs Or requiring additional square footage. Windows can be arranged to allow light to penetrate deeper into spaces and increase daylighting. Benefits Daylighting call save energy by reducing the lJse of electric lighting. Dayligllting provides high quality light that io clinically proven to elevate moods and reduce depression. A..QP.!kation Daylight can provide quality, even illumination suitable for mDst t(jsks without the use of electric !igl1t. Daylighting in homes is typically done through side lighting (windDws) and top lighllng (skyligl1ls or tubes). Daylighting in common areas can be achieved through view window5, clerestory windows and skyligllts, For areas where detail tasks arc performed, s~Jch (j$ reading and computer work, control glare by providing reflected or diff~Jse lighting with shading devices, ligt1t sl1elves or tinted glazing, and with atrium or COlJrtyard designs that block direcllight. ACWMA MUlTIFAMilY GREEN BUilDING GUIDELINES ^1.1ril ;'>0:)4 -.--------------------- Desi2n Details Dayllghting design must be irlcorporaled early in the design process when building placement and Qrientation are being determined (Planning & fÆ:;ign: MtJ<1:iurv UJ). Other green building elements, like ENERGY STAR" Homes (PI..nning& De.si!?!)! Mf!ÆlJrf! 11), µ<::Is$ive solar heating (Sy:;ll..'rn~; Mc¿tSufO on, natural ventilation O:'lannil1p,& ~siRn~ Mf!;:¡wre 10), and window type (Structure: Mf:.'ü~urt.: 13) are directly related to daylighting. (' l"" "",I" ",....,¡''''''" '-, (" IIII"'~ ,.",1.' ,,-r] ~"2:~.i Cl) GENERAL SEQUENCE OF DAYLlGHTING DESIGN 1. Consider the local climate, building orientation and relaLionship to surrounding structures and treC5. How will sunlight fall on the building! Wllere are the potential glare ISsues' North I igl1l is ideal for dayligl1ting with windows because it provides glare free, indlrcct light. Depending on site wind patterns, window placement tor daylightìng can coincide with natural verllilaLion strategies (P/õlflfll'n/5 & LJL'~If,n; MeøsUf'e 03 R(JildiIJR P!;:¡r.enlent and Orientation / System::;; Ml.:.'cl~uri..' 1 U Adv¡lilæJ vonii/¿¡1il)¡) ¡:'fiìct¡Ces). 2, Consider th~ size and location of the windows! keeping in mind the basic guidelines shown in the diagram below. One inexpensive technique for getting daylight deep into a r()(HfI is to use high windows (with a raised sill) tllat reach nearly to the ceiling. Another way to increase both daylighting and natural ventilation opportunities is to use single..loaded corridors, with residential units along only olle sidc of the corridor. NORTH WEST EAST SOUTH ßa!;;ic ?,llirlelinf!s for window size, locatiofl arid oVl>r~li.mg~. NORTH Mf!dium to largp. windows for davlip,htillp;Andvif!ws RegulcH Or' ~'ligJI sill~ are oKay OVf!rhangsfor rain protectiorl orily EAST Srrli.111 wlnclows to minimiZE! he,~t gairl i:jnd ¡¡Iarc Rf!stin hedroom5 Regulal ~,;illlleip.ht$ OVl::rtl¡.HIg~ 1m r¿1in protection ol1ly Consider side fim; <.md w;:jll:.; wllerE! window~ are ~~scflli<.ll WEST 3m!.\11 or rlü wllldúws 10 (')¡nimi7E! heat giJlrl emu gli..H~ Use I!ght srl!!Ivf::!~ cHlU rellucLúd lip;ht wherp.ver possible r~eF:lIlar si II hf!ip;ht Uvcrt'langs for rain protection only Corl~luer ::;ide fins and walls where windows arei.:ss!::rl!I¿,1 SOUTH Mudlurrl to 1<1r'gc wil1dow~, for dayligtltirlg, tU':i::Itmg i:1l1d VIOWS High sills are bi.:st l)!',f! light shelves and refledeu light for daylip;htin¡;: Overharlgs ¿Hi.: crlLici::Illo¡ controlling hf!¡:¡t gain SVSTEMS~ MrASURI:. 12 PAGE 27 -------~------------------------------------------------- ( i".... '....} .: "''''''..... 3.Consid~r how to lJse exteriDr buildirlg shC:lding elements. SIZe overl1angs on tile south wall to shade a majority of the window area in sLlrnrner and none of the window area in winter. In general, keep windows on the east and west walls as small as possible. Side firls and wing walls 111:::3Y be effective for cast and west exposures if larger windows me needed. 4. Corlsider h()w interior ~hading elements will be used. These include curtÐins, drapes and blinds, as well as ligllt shelves that bOllnce daylight deep into" room. While ligl1t sllelves are "01 normally needed in multifamily projec1's becalJSe of the sh~llow floorplate depth, they may be useful tor the ends 01' central corridors and otll8r common spätes. BDuncing daylight off light c()lor~d walls and ceilings reduces glare, and gets light further into a room (for the solar absorptance of common finish colors, se~ S.vst~ms: Measure 02-Therm¡¡{ Mass Flooring). I, "., .. , ........ ,~ -1 , r G. Consider adding skylights wherever windows cannot provide sufficient daylight or where vtmtilatiDn rleeds 8re highest, slJch ~~ at the top of a stairwell. TIJhular skylights arc excellent for bathrooms and 11all3 on tile top tloor. Select products that Qre well insulé.lted to improve efficiency. 6.Select photocell controls for nonessential electric I igh!ing. 7, Consider electricallighling desigrl in conjunction wilh daylighlirlg to avoid unnecessary electricQI configuratiuns. 8.Conslder visible tranSll1lttance (VT) wilen selecting windows. VT is the amount or light passing U1rough the glass. Higher VT values QllDw in rTI()re light, but ir the glazing doesn't have a spectrally selective coating such as low-e, a higher VT can increase cooling loads (8truc:tul'e,. Measure 1.3 l"Iig/1 (wfo,mal)co Wil1dow~~), 1)c1ylit:~)lillg Irl Œrlllnürl eJr!:,i:I (w.ilh rl<ltufi:lllirmleu:n floor::;). FACE 28 SYSTEMS: MEASUHI:. ,1;.' Code Considerations œ:!iIIlZII Title 24 allows a rTl(:lximufT1 of 40% ~~ window-to-wall ratio (WWR) for hlgl1- Ia:,,-]I.i,~ ri~~e residentiQI blJildings over three stories. WWR IS tile ratio of tile square footage of glazing on exterior walls Lo U1e square footage of tlìe exterior wall area. Residential buildings three stories and under are required La have d fenesLration percentage below 16% (clirnate zone I?) or 20% (climate zone 3). Fenestr<::ltior1 perumta¡::e is the sqlJJre footagp. of window and skylight are~s divided by the building's total floor orea, then multiplied by 100. In either case, the energy code punishes buildings with large window areas. Considerations for Residents ----.... DaylighLing h8S a profound effect on 8 building's occupants, In general, people feel better in naturally lit spaces, and clinical studies have linked dayllt I,ulldings with reduced depression (s~'e Resourc~s section). Residents may also hendit from redlJc~d energy hills. Cost and Cost Effectiveness In most cases, d basic level of dayligt1ting can be providF.d for no increase over stQndard cCHlstructiorl costs. Adding skylights or tl.lll windQws may incre~~e costs. Deep overllangs or awnings are likely tile most expensive elements of a daylighting design. but costs ri::H1ge widely. Light shelves, automatic lightirlg controls and speciali7cd gla7ing stratF.gies are more common in ottice buildings. They can significantly increase costs. Resources ~ PG&E's Pacific Energy Center has a Ileliodon for analyzing tile effects at clayligllt on a scale model, www.pge.com/pec " Collaborative for High Performance Schools (CHPS) Best Practices Manual, (Vol. ;'-Oeslgn) describe studies that correlate daylighting with improved studenttesL scores, worker productivity, and retail sales. CHPS daylightlng deSign strategies, while intended for 8chool buildings, are also applicable to multifamily hOllslng, www.chps.llet San Francisco Department of the Environment h;)5 compiled information 011 productivity and the effects of daylightll1g on ll1oods. To download "Green Buildings amJ Worker Prnduc1'ivily: A Review of the LiterQtlJre," go to www,sfenvironment.colll and search on I'mood." Software programs r.an mDdel the effF.cts of daylight in 8 space. Search ACWMA's Materials Oatabase tor product II1formation: www.mllltifamilygrccn.arg. AGWMA MULTIFAMILY GREEN BUILDING GUIDELINES N.'I'II ;'>(XJ4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · .IEI!BJIJ -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - HIGH-EFFICIENCY LIGHTING Specify Linear and Compact Fluorescent Lamps WHO KEY BENEFITS .¡ Devûloper/PM .¡ Health/lEO ,1"1 .¡ Energy Efficiency .¡ Architect .¡ l3uilder .,¡ M::!l':!rial Err¡cieI11;Y .¡ H~!jldent .¡ O&M .¡ l:!uilrJirlE MarlC1~er .¡ RE!::¡idenl S~1lisf¡:Jc:tion .¡ FNFRCY STAR" DIVISION 16: E.lectrical Recommendation Specify linear (tubular) T8 tluorescent lamps fJnd compact fluorescent lamps (CFU with eleclrorlic ballasts for all high- usc illtcrior lighting. Specify only LED exit lights. It linear lamps are used, specify low-mercury product';, De~crlPtion .___ Fluorescent Ilgllting is energy etticient and cost effective. It has historically suffered from ¡:I reputatiDn of poor quality, but [¡eWer fluorescent lamp and electronic ballast technologies have remedied earlier shortcomings. New products have eliminated tlicker, deliver instant st,,,t limes, and provide vastly improved color rendition. All fluorescent lamps contain IT1CrCUry, ;3n envircH1rnental toxin. It is expensive to recover mercury from spent lamps, so specify low-mercury lamps to avoid this end- of-life issue. Sorne mi:mlJfäcturers now offer fluorescent lamps (linear and CFl) that contain only" fracticHI of the mercury used in standard fluorescent lamps. For disposal questions related to lamps and ballasts, refer to Alameda County Waste Mi:magernenl Authority's Builders Guide to ffeuse and Recycling. Lamp <:H1d ballast disposal are also addressed in the Alamod" County Rec.vclirl¡f G/Jicir~ (.~~ Rp..'ifJlJrces sec:tior¡). Some newer fluorescent lamps can be dimmed like traditional incandescent lamps. This gives more flexibility in designing for daylighting or "mood" lighting, cspccially in cornrnon éJreas. ACWMA MULTIFAMILY GREEN 6UILDlNG GUIDELINES April )('J(J4 Benefits (' (""1 '-'".' ,," I ~""ï I"T1 The price of good quality CFLs is still mllchhigher th;;n simple EdISon-base incôndescent bulbs, but the payback is quite good. Fluorescent lamps produce three to fC)l( times as much light per watt th<':HI inC8ndescent lamps, saving energy and money over the life of the lamp. And the larnps 10sI up 10 10 times longer. For example, a typical 20W CFl pf(,dlJces a comparable arnount of light to a 75W incandescent bulb and will save $40 in energy cosls over its lifespan. LED exit signs consume between 2 and 4 Watts. as compared to compact fluorescent (l bW), or incandescent (20-10WI exit signs. _..::'-;~ "" ,,_~:"~;:J¡, \j) Application TS lamps and CFLs have typically been installed In kitchens and bathrooms due to code requirements for residential housing. They are suitable for use in all morns, garages and outdoor porch lighting. ~lard-wired CFI.s can be inställed in bedrooms and in recessed fixtures. Wall sconces with CFLs are µr8ctical in hallways and bedrooms. l.ED exit sigrls <:Ire nearly standard practice today, and replace fluorescent and incc:lf1descent fixtures in all applications, Design Retails Use CFL or T8 fixtures inst~arJ of incandescent fixtures. Low-mercury fluorescent lamps with flicker free electronic ballasts 8nd higlì CRllamps are recommended in every tixture ($vv 1¿INe on next /.Jiì¡;;e). In areas that do not have lighting reqlJirernerlts, suct1 as bedrooms, adding a ceiling-mounted CFL fixture will further save energy. To ensure that residents will continue to use fllJorescent lamps, use pin b",ed CFLs tl1at plug into a special fixture ratllcr than screw·in CFLs witt1 a standard Edison base. liard-wired CFI s con not be retrofitted with typical incandescent bulbs, whicl, increascs the likelihood of long-term energy and cost savings. I ~. Ii I ~.. I I --, i l~ .. "-.,.............................,-...-j LIGHTING CONTROLS Lighting controls can Significantly reduce lighting energy use, especially in f:omrnon äreas. Occupancy sensors (passive infrared, ultr(3sonic, or both) are a sure way to reduce energy usc. Install them in closets and rooms tllat will only be occlIpicd interrnitterltly. Oteupancy sensors in rest rooms and Wa1Io(':C'.IJ["JAIl(,,;YSp.nsor. bathrooms will also cut energy use, but be sure 10 position them so that tlley will sense the presence of someone in a toilet stall. 5YSTE.MS: MEASURE 13 PN-ìl29 - - - - - - -~ - - - - - - - .. .- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- --4 I'Tl ""'---, u:,,,,,,-- '~ "}'1 t" ,r PACE 30 Phul.oc~lls, which control electric lighting in rp.spDr1Se to outdoor light levels, can also save energy. They äre typically used to shut off exterior lights during the daytime ancl automatically turn on tile ligllts at night. PhoLocells are älso lJsed in C(H1jlH1c1iurl with dayllghtlng design to prOVide high quality illumination indoors during daytime hours (S.v:;lum~~: Mi..'<Jsurr: 12-Daylighting). LIGHTING TERMINOLOGY AND RECOMMENDATIONS TERM DEFINITION RANGE FLUORESCENT LAMP RANGES (:{)Ir,¡r Rendering Index (CRI) A measure ot Ilowaccurate C(I(¡f~~ ,JpW~¡:H I,HI(i~r thf:! l;:Imp I 100 (l1igllcr is lJ",II",r) >80 is considered high ct'Jlor r81ld!-!ring ~._.,,_.,_.," Recommend.tlon: ChooseJ;RI ~ 80 Lumens ^ measure of 10·.80+ 501 ImNJ light ~rì'liI18d by IIJr'n8I1s lI~r Ç! I;:¡rnp watt (Im/W) .............---.. CorrcliJtr.d color temperature! (CCT) A ClêJ::i::iifiC::!lion of a I ight's color in K~lvin (K) o-óOOOK+ ?OOO-:JOOOK, yellow to red ~OOOK, bright white 5000 I: blueish Recommendations: ~2100K CrBates an intirmrtø environmøn{for homes ~3500K is fritmdly & inllmng¡, good for offlCI!S, publla:recept/cn areas .....5000K Is bright and alert; useful for senl(}f5 who function ÞØffwwith a ÞI¡'.'Hght .--."'..-.-.-.. Code Considerations Current Title 24 sLärldärU$ require fluorescent lighting for kiLct1erlS and bathrODrns. Until 7005, somp. leniency exists for replacing fluorescent lamps with incandescent or halogen lamps where high visual acuity is needed. However, in 2005, virtually all inleriur residential I~ardwired lighting must be either high efficiençy lighting (fluorescent) or use specific controls, Considerations for Residents Thanks to improvements irl fluorescent lamp technology, residents can now expect better interior lighting with more natural cQlor rendition. [Iectronic, !lIcker-tree ballasts will also increase acceptance of fluorescent lighting inside ¡.:¡ home. Em~rgy and money savings from fluorescent lamps make them very attractive to occupants. Specifying fixtures with lamps available at localllardware stores will help maintain savings over the life of the building. It reSidents need to special-order lamps. they may insteQd replace the fi)(tlJr~ with {ln~ thtlt uses incandescent lamps, SYSTEMS: M¡-MjlJlìt 1:-; Cost and Cost Effectiveness mma Standard TS lamps cost about ~..... $2.00 each; low-mercury TSs cost ~~ about p.:30. ElectroniC ballasts for TS, cost about $IS each. New hard-wired CFI fixtures range tram $15 to $200. Hard-wired pirl bQseu fluorescents <'3re more cost eftectlvc than screw-in CFLs: the ballast outlasts the lamps. and therefore only the larnp needs to be replaced, Wl1ich saves mOrley. ^ I"t,,¡,d wired (:omp.~(:t flllot't~~œnt fixrtm". Tllere are now CíLs in tile 7W to 26W range lhat cost as I ittlc as $ l. 50. Average costs ore sti II in the $5 to $10 range. CiLs last e to 10 times longer than Incandescent lamps; typical payback time IS about tl1fee years. LlD exit Signs cost $SO-$100 por tixture installed, and will jypic;~lly pay ror Ihemselves wilhirl Iwo years. Dimmable rluurescenL lamps require dirnrnirlg ballasts; expect the cost to be Illorc than triple that of standard electronic ballasts, Resources ACWMA publlslles a Ilecyciing Guide and duilders' Guide to Reuse and Recyc¡ingwith intonni;:1tion on larTlp & balli::lsl disposdl. Search the Maleriäls Databdse tor product Information, "lei. (510) 614-1699 WWW.rT11J Itif<'3rni Iygr~~n .nrg ENERGY STAR' has speciFic criteria for CFLs, including longevity. light distribution performance, and warranties; www,encrgystar,gov PG&E provides r~bates for sornf~ multifamily energy cfficip.ncy me;3sures, incltJding lighting upgrades (for existing buildings only), www.pge.coll1lres/rebates PG&E's Pacific:: Energy Center offers informatiml, education and resources on energy-efficient electric lighting at their Sari FranciscD facility and [)nlin~: www.pge.com/pec Green Seal, <'3 norlprofit orgarli7tltion that recommenc1s environmentally preferable products, has information on low-mercury fluorescent lamps: www.greenseal.org/ recorn me ndat iorls. htm tt prod uet California Title 24 2005 Building Energy Slandards fer residcntiallighting, Scction 150 (k) call be downloaded trom, www.energy.ca.gov/2005_ standardsJrulell1aki ng!docu ments/l ö-day language! 2003-10-21_400-03-00 I·ETl5F. PDF INFORM 11a8 tact sl1eets 011 mercury in lamps, www.informinc.org/fact_P3mercuryJart!ps.pt1P ACWMA MUUIFAl'v'ltLY GFU~EN aUllDING GUIDELINES l\µriI200'" · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~ .. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - LIGHT POLLUTION REDUCTION Design Outdoor Lighting to Minimize Glare and Light Pollution WHO KEY BENEFITS VI Dellelorer/PM ..¡ Site/Community ..¡ Energy Efticiency Vi Architect .¡ Builder If C\ulk1in¡,.; Mö.rl~eer vI Re:;iderìl S~J\isf;)(:ti(n ''''I::; 16520: Exterior Luminaries Recommendation Select exterior ligtlting tlxturcs that have the minimum ligllt output nccessary tor safety and ViSIJdl dcuily, and shield fixtures to kccp cxccss ligllt from leaving the sil.p. Description Ligllt pollution occurs when outdoor light fixtlJr~S let excess ligllt escape into the night sky. lIgllt trespass occurs when fixtures let ligl1t spill onto neigllboring properties. Lig~lL µulluLiürl IrolTl l1l1llJlIlg~ rcuLII..:8S Vlew~ of the nip;ht :=,ky and w¡jst¡:s 1.:r1i.:rgy. Glare occurs when a ligllt source i~; sigrlifiuHllly brighter tlidn the luminance that tile eyes are adjusted to at night. Glare is a nlJisance <:ind it reduces visibility and perception. Overlighting 8n outdoor area at night isn't the hest 5üluticHl for eith~r securiiy or safety. Instead, exterior lighting that provides low contrast on critical areas and ACWMA MULTIFAMILY GREEN BUIL.DING GUIDELINES Apr'il ;"¡X)4 surraces (SUCI1 as sidewalks and parking areas) l.<ln "ctually provide beller visual acuity. The light color of lanlps also affects 5afety: illuminaLing objects with producls U1at have higl1 Color Kendering Indexes (CRI) improves visual recognition of people and objects at r1 ighL (Systems: MeiJ::;Ufi:.' lJ-·-l/if,1! Lilicioncy Li¡:.:lìtiIJR I rl~lJnin¡:: ~ [Jt!$lfrlJ: MA.;.~lIrA ()6-fJP.sign for SiJfety). Benefits "j'~' ~''+< ",i ,-~<"" "- CfJ ........; I 1"'1 ::.';:;~:' ~..~.. (' I) ".' » Savcs energy (reducing lighL pollution often involves using lower-wattage fixtlm~s and lighling controls to illuminate areas only where and when ne~d~d) » Reduces light trespass, improving relations Witll neighbors » Preserves nocturnal habitats for animals Keeps the night 5ky dark er10ugh to view stars Application -,,--- Ille need to control light pollution and glare ditters depending on wllether the building is in an urban or rur"1 "rea. The following table Sl10WS the U,S. Green Building Council's summary of Illuminahng Engineering Society of North America's (lESNA) guidelines for designing exterior lighting in various environments. Tt1is table provides general guìdancc; IJnique site constraints may clffect the ability to dcsign to th~se levels. Intrinsically Oark Low Ambient EJrightness Medium Ambient Rrightness High Ambient Brightness Parks and R~sider1tial areas where controlling light pOllution is a high priority OlJt~r urban and rural Residential areas 0.1 0.1 Urban Residential areas 0.2 Urban areas having both ¡¡csidential "nd cornrm~rci<31 use and experiencing Iligll levels of nighttime actívity 0.6 "1IILlI111I\¿HICI..: V<.1ll1C~ are með!)l.Jr~rl fir the eye rm;:¡ plane perperlulculc.1r lu LMlincof!)ip,ht SYSTEMS: MEASURE 14 ~'Nìl.3] .. -1EI!IiIIIJ:Ð -< TI1e goal should always be to minimize lighting to the greatest extent possible while providing safety with low contrast and good color renderíng. " ( /,I""ì ~",,,,,I "" ._~"'; I, '"T'I Design D!1Jªils first focus on avoiding outdoor lighting wl1ere it IS not needed. Wh~re lighting is n~eded, keep the brightrless to an appropriate level, Use valances and overhangs wherever horizontalllgl1t Sl10uld be controlled, and speclty tlxtures with full cutoff to avoid uplight or glare. Eliminate äll LJrlshielded fixtures, suçh as floodlights. DEFI N ITIONS " Shielding describes techniques and devices that limit light pollution and trespass. SI1ielding occurs by tucking lights under overhangs, or by using fixture Covers that r.ontrol glare or direct light downward. ,'I A full-cutoff lurnin<::lire hi:!5 ¿erO candel8 inlensiLy at an angle or 90 degrees <::Ibove the vertici::Il i:!xis (nadir) and at all angles greater than 90 degrees from nadir. GUIDELINES FOR REDUCING LIGHT POLLUTION " Speclty white HID Or compact fluorescent lamps that give reasonable color rcnditiOIl at low brightness. Shield all lamps thdt have an iniLial lamp brightness greater than 1000 lumens. Fixtures with initial lumen5 greater than 3500 should meet IFSNA', guidelines for full cutoff (!SL'C RC'JUlIfCl''J ~;CciIUII). » Minimize Or eliminate feature lightirlg, such as lighting architectural embellishments or Slgnage. When necessary to 11ighligl1t details or features, Lise duwnllghting instead of uplighting. » Turn off ~II nonesscntiallighting after normal opp.rating hours, or use motion sensors, photocells or time clocks to control Iigl1ting. Fur p"rking lots, specify shorter, lower wattage fixtures. Increase tIle number ot fixtures and place tl1el11 closer together. This decreases losses from glare reflection and overligt1ling, while providing uniforrn light and rnC:lking maintenance less costly. After irlstall¡:ltion. commission fixturcs to verify that lights are dírected properly and are performing as intended. PAGE 32 SyStEMS: mASlJl!I' 14 Code Considerations Code requirements for satety always override tl1ls measure, but generally the ~trategie~ recommended 11ere me acceptable to code officials. On some projects, cundilions of 8pproval may require following lhese Or simil~r glJidF.linF.~ to avc)id rlF.ighhors' complaints. Considerations fDr Residents low-contrast exterior lighting C:i3n actually improve satety and lighting quality compared to an overlit environment. Many people believe lhall'"gh levels of exterior lighting are needed at night to provide safety and security. However. it's the quality of ligl1ting that has a large imp;3ct on si3fF.ty. Low-power lighting th~t uniformly illuminates the necessary areas can be just as effective as non-clirectional general ligl1ting. Also, ligtH color is as irnportant for visual acuity as brightncs~, especially for scniors. Cost and Cost Effectiveness l!!!D!iIIIa Generally, the capital cost savings ..... frorn using lower wattage fixtures and .. . shorter poles for parking lots more than oflsels the addilional costs of full-culoff luminaires or add-orl valances. PC:lrking lot pules lG-,feet or less Ci::HI be SF.rviced at lower cost without a cherry picker. lower light levels also reduce energy costs. Resources , Illuminating Engineering Society of North America (lESNA) has deve.I()ped the Recommended Practice Manual, Ligl1ting for Exterior Environments (IESNA RP33 99) and Lighting for Pòrking Facilities (R P 20-98), www.iesna.org » International Dark-Sky Association addresses light pOllution and trespass; www.darksky.org " New England Light Pollution Advisory Group (NELPAG) l1as information about Ilgllt pollution, hHp:llda www.h¡:¡rv;:;¡rd.edlJ/cfa/ps!nelpag.htm I » LEED Reference Guide 2.1 has uetails Orl estirTla!.irlg light pollution and trespass' www.lI5gbc.org " ACWMA's Materials Database lists products that correspond Witl1 this measure; www. multi ram i Iygreen.org ACWMA MUlTIFAMilY GREEN BUILDING GUIDELINES Ar~ri12004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ID!I!:IiI3IJIJ - -. - - - - - - - - - - - - - - - - - - - - - - - - - ---.---- ONSITE ELECTRICITY GENERATION Consider Generating Electricity On Site with PV, Wind Turbines or Microturbines Developer/PM -under Pollcymaker Arctlitect .../ Ruilder Ý R~sid~rH ..¡ R(Jilding M¡::¡Ij¡::¡gf!r Health/leU / Site/CürrHTllIrlily Vi Erlergy t.fficier1c.:y -.r O&M ..¡ Rr.sidr.nt Satisfactioll DlVI510N )6~ FIW:triCfJI Recommendation Consider gcnerating clectricity 011 ~;ite by using pllotovoltaics, wind energy, microturbines or fuel cells to reduce utility energy use Description On5ite energy generation r.i:H1 provide reduced and rairly constant operating costs compared to orrlin;:¡ry utility use. Some technologies, such os pllotovoltaics (f'VI <:H1J wind, <:Ire environmentally preferable because they do not consume fuels. But other t~dH1ologies <':Ire älsD considered green. For example, microturbines provide very effícient power while also prehe;:.¡ting domestic wat~r. And fuel cells 118ve extremely low air emissions. INTERCONNECTED VS. INDEPENDENT POWER There are two types ot onslte or self-generated power, utility interc{)nrH~cted ärld ¡r¡dependent. \> Utility interconnected systems dominate the California market and are recommended. 111e5e syslems <:Ire i::Ilways connected to tl1e utility grid. When tl1e onsite system is produci ng power, th~ utility rTI~ter sirnply slows or spins backward. By staying connected to the grid, th~5e syst~rns do not need to use batteries or energy storage devices (unless uninLerrupled power is desired). Interconnected systems take advantage of a system ci:llled nel rneLering, whereby every kW~1 at energy produced by a rv or wind energy syst~rn is credited by the utility to tile customer's utility bill. liowever, If the onsitc system generates mor~ p()w~r Ih<1r¡ is needed by the building, tt18 excess is credited at a very low prìce or not at all. This is because of laws restricting the ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES April20Ct1 sale at selt-generated electricity to util ities. Therefore, il is in the best interest at building owners to size systems to avoid producing excess energy on a monthly basis. " Independent power is often called "off the·grid." In these aµpl icalions, batteries store energy producer! by the generator. OfHhe-grid appl ications are not recommended for multifamily projects. ENVIRONMENTALLY PREFERABLE ONSITE SYSTEMS There are tl1ree primary types of environmentally preferable or1site electricity generation; photovoltaics, wind power and microturbines. \> Photovoltaics are the mDst popular choice in multifamily 110using. I hese systems convert soli::lr energy inlo electricity wilen sunllgllt strikes the PV cells. f:lectricity is produced as direct current (DC) power. An inverter then transf~rs DC power from tile panels Into alternating current lAC I power for residential use. » Wind energy is harvested using advanc~d wind turbines. Bet:dU$e wind generators must be mounted at least 25 feet above the grollnd, they ore often not desirable for deslhetic reasons. » Microturbines me typically natural gas fueled generalors tl1at produce electricity full-time. Popular in the high-tech and medical industries for emergency power, microturbirles can be lIsed to run entire housing developments. SOrTIe systems lJse t.he heat produced during turbine operation to heat water for showers and space heating. J'hìs is known as cogeneration, and can help m8ke turbines cost cffedive. The next generdtion of microturbines will use advanced tuel cell technology. Fuel cells h"ve 111" potential to create clean, reliable energy with no emissions other tharl stedtn. Currently, 110wever, costs arc beyond the means of most projects. Benefits Onsite power generation with environmentally preferred sources reduces both air pollution and demand on tl1c power grid. If IS considerably more efficient than centralized power generation bec<:Iuse tbere are virtually no distribution losses. Solar, wind and microturbines shQuld produce reliable power tor 2b to 1\0 years; most systems Ilave warranties of 20 years or more. Once these s.ystems have paid for thcm~elves, the energy they prodlJee is essentially free. SYSTEMS. MEASURC 1.') l'Nìl 33 ("\: .,.J ,.' -,I ;":""''''] -":::~:'U ~':;:;: _,":~::;~a ( /"", ,,) ,) ¡'^(';I, :}4 E!!I!IiI!I.:JIJ--------------------------------------------------- ß-pplicatiº!1 Onsi1e power generation can supplement utility power Qr replace it entirely. By combining systems, SUCll as installing both a PV systern and a rTlicrotlJrbine, a development may be ablc to generate 100% of its own power on site. (Caution, clleck witll utilities tor rules regarding more than one renewable onsite generation system). More C':Qmmon, however, is for a project to generate a portion of its total electricity or heating load, for instance, for common areas or sl~ared facilities. PHOTOVOLTAICS For PV to be cost effective, the mOst important parameter is $/kW installed. Size, efficiency, orientation and other factors mean little if the system cannot be installed at a reasonable cost (for details, see Cost and Cas/" Effecfiveness sectiDn). WIND The most important parameter for wind energy is determining whether a given site has enough wind potential to be cost effective. If enough wind is available, incentives for wind generation can exceed incentives for a comparably sized PV system. Weather station data is available for many locations in California that show mean wind speeds. Measuring wind at the site is the best method, however, if possible. Th~~,~ photOVOlt;;¡ic pa!lùl~ <lrf.:: illlu~r<.1Lr.:tJ intu Ltll:: tJuiltJirlg f::!xterior <:I1thf::! ColOr·iìdo COurL alluruütJlf::! housirlg project in Santa Monica. MICROTURBINES Cogeneration is especially effective when combined with a domestic hot water system that al~o produccs space heating ($vstcm$; MV,~!jllrv 04·--R¿IUiiJrlI Hydwmc sµ<J(;(' H~'<Jiifg). Efficiencies can reach 70% Or more, compared to about 3OC'/D alone, increasing payback periods, SVSTE:M~h MEASURE 15 DesignDetails A 8efnr~ cDrlsiderirlg onsit~ energy production, focus design dollars on reducing energy use to n1e greatest extent possible. Energy-efficient buildings will require smaller self·generation systems. Hire an expert or enlist the help of a nonprofit organization (~w:11 ~.~ CnopeJ"RtivA (;ammunity FnA/)?Y, .~ee /i'L'$VwccS's'cGlivr)) that specializes in onsite systen-,s and procurement to help make the process easier. TIley can help with silirlg a system, working with suppliers, overcoming code and permit barriers, and obtaining rebates. Meet early in tl1e design process with your design team and outside experts to Identify goals and budgets for tile alternative energy system. Provide information to tt1e project's decision makers to build agreement for incorporating Drlsite energy w~nerati()n. Allow adequate space on plans for the generation system. For PVs, this requires a clear roor are<::l of roughly 100 to 150 square feet for cach kilowatt of power. Bc sure to reserve space in mechanical rooms for PV, wind and microturbine system components. If (: syslern cannnL be Installed at the current time, plan for adequate infrastructure (conduit rUrls and space in mechanical rooms) to supply a system in the future. Do not mount wirld turbines directly to a building without cQnsulting an acoustical engineer; the vibrations can be strong. Fi nally, teach residents and staff about the basics of energy efficiency to reduce the demand for onsite power systems (Opera/ions & MeJirrleniJnæ: Me<J:>ul"i.;' Ol-Tf'iJining and Mc1nuiJls). Code Considerations All self-generation energy systems must pass established code approval processes that include utility interconneclion regulations and laws, city Or cuunty permits and rebate documentation review. In urban areas, wind power installations may not be feasible because of height and noise restrir.tions. Considerations for Residents Displays that show energy generated tram onsite systems can increase residents' interest. <:Hld cooperation (Qper..itia!J.~ &. M{:Únten,gnæ~ Meffsufp. O? F(/UG,itJÒIJi;¡/ $ip,nJRf. fi!)d Tours). Residents may benefit from reduced energy costs once the system is paid off. ACWMA MULTIf"AMILV GREEN BUILDING GUIDELINES April XKi4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · IIII!I!IiIIIJIJ - - -. - - - - - - - - - - - - - - - - - - - - - - - - - - - - .- - .- - - - - Cost and Cost Effectiveness ..-......- . ..'''..--.--- ... __. Incorporating alternative energy ~~ systems cärl give an Mfordable hous- ~__ ing development a greater chanr.e of being funded by the state tax credit program. Incentives are available for environmentally preferable on site generation systems. Systems smaller tl18n 30 kW r~r:eive incentives through the C<::Ilifornia Energy CommISsion. Systems larger than 30 kW are hòndlerl through PG&E's self-generation program. Mlcroturbines powered by natural ga5 only receive in(:entives through PG&E's self-generation program. Incentive levels are di rrerent ror eact, program and technology. PHOTOVOLTAICS M;:¡rket-rate housing. PV incentive programs are available to for-profit developers. These incllJrle rebates for equipment and installation costs, as well as stale and federal tax credits. PV system costs can range from $3.00 to $5.00/Watt installed, depending on complexity, rebate level and other factors. Payback periods carl be anywhere from 8 to 15 years. Affordable housing. Rebates are available similar to those for the market rate sedor. However, noL all affordable housing developers will be able to obtain the state and federal tax credits directly. Additional TCAC tax credits are available Lo reduce the payback in affordable housing projects. Paybacks of four to eight years are possible In some instances. Check with the California Energy Commission and PG&[ for current incentives and regulations. Financing assistance and consulting may be available to maximize incentives and reduce information-gathering efforts (~,()() f-Msr)t¡(C(;S 50l.':/iol)). WIND ENERGY GENERATORS Rebates for wind energy systems arc available. Where wind makes sense (wind speeds are higll enough and the political climate allows for wind generators in residential areas), they can be as or more cost effective Lhan photovoltaics (fur illlÙ,.maliulI on (obates i~r1(/ incentives from thA California Energy Commission, see Resources ':>/:.'ctiurI). Paybacks are typically 8 to I? years. ACWMA MULTIFAMilY GREEN BUilDING GUIDEUNES ^I.¡ril ;,'004 --<. A microturbirle prüvide~ püwer whp.n rp.np.w¡::¡hle energy systelll~ are not pt·GrllJ¡;illg. F "'~~ """'/ .. "'~""""~ ~"""l-ì ".'" I:'""''' i ,:1,) MICROTURBINES According to an article in Environmental Building News (October 2000), costs per kW for Capstofl" rTiicrolurbines were about $1 ,000/kW installed. Including a heat exçhanger for cogeneration was estllnated to add $l,OOO. Therefore, the installed estimate for a 25 kW turbine is $32,000, plus tile cost of Ilook up (electrical and hot water). Costs for operating the system (purchasing natural gas) must also be considered. PG&E offers incentives up to $1000/kW for microturbifles fueled by nötural gas. Figuring in tl1e cost of supplying natural gas for the turbine is essential to estimating cost effectiveness, and differs for each irlst<::illalion" SV5TEMS~ Mf"ASlJIH I~! I"W;E35 -------~ ( ,n -.j -111 rJÄ(~f 36 - .. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Resources ACWMA hos a ,'act Sheet witl1 Financial Incentives tor Photovoltalcs in Multifamily Housing. Search tile Mal.erials Database for product informatior1: www.multitamilygreen.org Cooperative Community E:nergy has a wealth of resources tor attordable housing projects seeking PV and other self-generation systems. Can help with procurement, low-interest loans, and identifying businesses to lease the system and take advantage of additional tax credits and incentives: www.coopcrativccommullitycncrgy.com » California Energy Commission Contact the Commission for current renewable energy incentive program requirements! funding and eligibilily, Hotlin", (800) 555..7794 renewa b le@energy.state.ca,us www,consumerenergycenter.org For guidebooks about renewable energy options, see: www.consumerenergycenter.orgterprebatelforms.htm I " PG&E Self-Generation Incentive Program for renewable energy systems over 30 kW, or for rnicrot.urbinp.5 of all size5= Tel. (415) 9/3-6436 seltgen@pge.com www.pge.com/sclfgen PHOTOVOLTAICS INFORMATION SOURCES " Northern California Solar Energy Association www.norca!solar.org " GRID Alternatives. See their Solar Affordable Housing Program, www.gridalternativC5.Qrg SYSTEMS~ MI'ASlmr 1 ~ , California Solar Center www.californ iasolarce nte r.org National Renewable Energy Laboratory National Center tor Photovoltaics www.nrel.govlncpv U.S. Oepartment ot Energy, Photovoltaics Program www. eer~.energ'y.gov/pv WIND ENERGY RESOURCES See California Energy Commission above. American Wind Energy Association www.awea.org , U.S. Department of Energy, Wind Energy Program www.eere.energy.gov/windandhydro " National Renewable Energy Laboratory Wind Technology Center www.nrel.gov/wind MICROTURBINES , See PG&E above. " California Energy Commission, "Distributed Lnergy Re5DlJrCeS G~Jide"= www.energy.co.govldistgen/eqllipment/microturbines/ m icroturbi nes.htm I , Environmental Building New. October 2000 issue reviews microturbrnes, www.buildinggreen.com ~ U.S. Department of Energy, Oistributed Energy Resources Program, www.eere.energy.govlderl In icroturbi ncs.htm t AÇWMA MULTIFAMILY GREEN BUILDING GUIDELlNE$ April ?()(ì4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - ~ - - - - - - - - - - - - - - - - - - - - . ELEVATORS Specify Gearless Elevators; Use Biodegradable Lubricating Oils WHO KEY BENEFITS .¡ Oeveloper/PM ;""11::',:::1 I " I, : : : ~ I .¡ Sile/Comml)nity "',111";'1,(1 .¡ Fnergy Fffi(:i~nr.y .¡ Architect ',,","::'1;1 ,"II , v' Auilder /;:','1"::1 I:"i, C:I',;"",' .¡ O&M ,:111 ;'I::r;; '1,,:1 .¡ [N[RGY STAR" ------...-..-..--..-...-..---..".----..--..----..- 14200: [levators, 14.2a5~ Biodegradable Hydra.ulic Elevators Recommendation Specify gearlcss AC elevators instead of hydraulic elevators when appropriate, If specifying hydraulic, traction or geared elevators, use hiodegrada hie lubricating oils instead of petroleurTl products. Description Elevators can account for up to 10% of energy use in buildings. For multifamily applications, elevators are otten mandatory for acccssibility reason5. Typif:àl elevator instal- lations require significant space and are costly to operate. In applicatíons where a hydr.¡wliç elevi':3tar is in5talled, environmental impacts can be reduced by using plant- based, biodegradable lubricating oi1. These fluids breakdown quickly and do not cause as much damage if they leak into the ground as petroleum-based 0115. Benefits Gearless elevators have several advantages over hydraulic, geared ¡:¡nd traction elevatOI"$. First, gearless elevators are space efficient and easier to install because they typidly do not require a mechanical room or special drilling, Second, they have much 5m¡¡:¡ller motors, which can decrease energy use by up to 50%, Finally, they do not require lubricating oil5 that can leak and cause groundwater contamination, Application Gearless elevators are most appropriate for applicatiens of three storie5 or more be(~ause of cost reasons. Lubricating oils that are plant-derived can be used in place of most petroleum-based products. ACWMA MULTIFAMILV GREEN BUILDING GUIDELINES April 200-1 ..------------------------- Desi2n Details Gearless elevators may require extra ventilation to campen sate for heat build up in the control area. Builders will most likely need to be trained on hew to in, tall and service the new elevators, as will service and maintenance crews. ,'" I""" (,i) ,,- "...,,¡:,,"..., "'I') \-' ""'-'-1 r""'~r'·" ! " ! Code Considerations mDIID Some interpretations of bUilding ~~ codes may not allow for elevators _____ without maci1ine rooms. Check with local code offi<oials. Also. check available size limita- tions¡ there may not be a gearle5s elevator available in the size (weight limit) desired. :~~~Š~:.: (' ,1"'", ",,,." Considerations for Residents Gearless elevators produce a smoother ride than hydraulic elevators. Cost and Cost Effectiveness For low-rise mUltifamily buildings, hydraulic elevators are the least expensive option, but they are very inefficient. For mid-rise buildings (three to fOlJr 5tories and more), gearless elevators are competitive with hydraulic and geared elevators. Resources Environmental Building News has reviews of gearless elevators and a list of biodegradable hydraulic fluids, See especially Vol. 8, No. 7i8 UulyfAugusl1999) for a discussion of KONE's elevator system: www.buildinggreen.com ACWMA's Materials Oatabase lists products that correspond with this measure: www.multitamilygreen.org A gei!rl!!!;s elevator motor SYSTEMS: MEASURE IG PAG[ 37 IEI!:IiIIIJIJ - -- - - - - - - ... .--.. ... ....- ,ill) ENERGY STARro APPLIANCES 1" .- I.", Install ENERGY STAR'" Refrigerators, Dishwashers and Clothes Washers ~n::::: . WHO KEY BENEFITS ..¡ Developer/PM ..¡ Funder ..¡ Architect ..¡ Builder "'¡'I ,"I i ,"¡ '1\,'1:::1 \1 Energy Efficiency ..,1 Water Efficiency '.,.,., ..,1 O&M .¡ Resident Satisfaction 1\1'.1' --.-----,,--. ---"."'.-."""...-..- 11450; Residential Equipment Recommendation InstiJll ENERGY STAR"·-qualified appliances throughout the residential units and common areas. Description ENERGY SfAR" is a joint program at tile U.S. Environmental Protection Agency and the U.S. Department of Energy. It is a voluntary labeling progralll that aillls to reduce greenhouse gäS emissions by helping consum~r5 purchase the most energy- efficient products available. Note tllat ENERGY STAR'" appliances are not a cOlllponent of the ENERGY STAR" for Hnrnes rating program (P!,-:¡/Jlìi/JR ~~ DesiR!?; Measure J)). . .. EN ERGY STAR/iii gels stand;:¡rds for ~nergy efficiency that roughly target the upper ?O% of current off-the-shelf technologies. Products tllat meet the energy eft,c,ency requirementsare eligible for the ENERGY STAR· label. In addition to saving energy, many qualified products also save water. Major horne appli¿mces that are eligible for the ~NrRGY STAR" label include, » Refrigerators » Dishwasllers » Clothes WElSllerS f'fI(';¡ JS 5YST~M5~ MEASURE 17 Benefits ENERGY STAW~I appliances sElve money, water and energy. MosL of lhese products are superior in quality and performance to lJnqU<-3lified models. While some ENERGY STAR'" appl lances may cost more lip-front, in general they all cost less to operate over tirne. ENERGY STAR'" refrigerators exceed tl1e stringent 2001 rninirnurrl reJeral standards for refrigerator energy consumption by at least 1 O"X"). They are more efficient because they are built better, wlthhigh-etticiency compreS50FS, improved inslJl1:!tion, and mDre precise temperature and defrost control. FNFRGY STAR('(I dishwashers save wi':Iter heating energy by using an internal water heater to boost tClllpcraturcs inside tl1e dishwasher, wllichallows the home's water heater to be reduced to 120~F. This can save significant water heating costs. Hey also have nlorc efficient motors and advanced sensors that determine tile lengtll of the wash cycle i'Jnu lt16 temper<:iture of the water necessary to clean dishes, allowin£ for shorter cycles for light loads. ENERGY STARI~I washing machines EIre available in corwnercial and residential models that use 35% to 50% less w;:;¡ter per load of 1~IHldry ann 50'"'/" less energy, Tl1es8 savings are gained by improving moisture extri::lction from final rinses and matching hot water temperatures to specific IOi::ld5. Higher water extraction reduces dryíng tíme sígnificantly, saving cnergy, Horizontal (front-loading) models lIse premiulll motors and tumble I.aundry in a low volume of watF.L Top loading models use a variety of sophisticated agitators and cycles Lo <:ichieve water and energy s<:ivings. ENERGY STAR" wasl1ing machines also use special low- suds soaps in much smaller amounts than conventional soaps, Some models allow user:;. to use convcntional soaps and detergents, while otllers recommend that only ¡1Igh-efficiency soaps be used. Application Install in place of sti'Jndard horne appliances. CO[1sider £rouping laundry facilities to get better energy savings, reduce first costs, and save on maintenance costs (Sy.>tp.m_~: MP.¡¡SUfP. 18-Cp.ntral Laundry fOf information). Installing ENERGY STAR'" appliances does not contribute to an ENERGY STAR(I(I rating for homes (fnrmorp'()/J FNFRGY S IAR~¡,·{¿tleJ I¡Uml':>. See f-'f¿lnoing &. UO$igil: Mu¿r~¡¡rc 11), ACWMA MULTIFAMILY GREEN aUH.DING GUIDEL.INES ^IJ!il ~'C04 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - -EI!!I!IiDIJIJ- - - - - - - - - - - - - - -. - DesiRn Details Dcsign details arc the same as for conventional appliances. If appliances will be donated, request ENERGY STAR" models. To help compensate the donating manufacturer, offer to promote the benefits of their ENERGY STAR" units as part of the project's public rel¡:¡tions efforts. Code Considerations Same as standard practice. Considerations for Residents --.......-.......---.... ---.-.," .. '~- ENERGY STAR· saves money by reducing energy and water utility bills. In addition, many ENERGY STAR~ appliances work better than their standard counterparts, refrigerators maintain more uniform temperatures; dishwashers heat water to the desired level consistently; and horizontal-axis washing maçhine5 are less abrasive to fabric. helping clothing last longer. Special low-suds soaps may be required for use in high- efficiency washing machines. These soaps cost less per load than conventional soaps <3nd detergents. Cost and Cost Effectiveness œma ENERGY STAR" criteria a~e devel- __~ oped to be cost effective for the ~~ national average cost of electricity, which is substantially lower than CalifQrnia rates. ENERGY STAR" refrigerators are widely available from most major appliance sources at a cost that pays back in five years or less. TI1ey are available in all price and size ranges, from mini units tt1rough giant 30 cu. ft units, with the best selection between 18 and 22 cu. ft. The selection in the 14 to 17 cu. ft range is limited. ACWMA MUlTIFAMILY GREEN BUilDING GUIDELINES ^r)ril 2~)4 - - - - - - - - - - - - - - - - - - - - Qualifying dishwashers cost an additional $50 lo $200. Horizontal-axIS and advanced lop-loading waslling machines cost 50% to 60% more than 5tandard washers. They typically pay back after 2,000 loads of laundry (unless the cost of soap is figured in! in which case these units pay back much faster; low-water wdshing macl1ines use muehless soap per wash). Rebates are frequently available far qualifying appliances, and can offset a significant portion of any incrcment¡;¡1 G05t increases. Check with local utilities for rebate offers. Clothes washers may be eligible for multiple rebates from electric and water utilities. Resources ENERGY STARm website provides more information and lists products; www.energysti':lr.gov. REBATES For rebates for qualifying products in Alameda County, Pacific Gos & Electric Company Tel. (800) 933-9555 www.pge.com " Eost Bay Municipal Utility District Tel. (510) 287-0590 www.ebmud.com For rebates in olher areas, check with the local utility company. SYSTEM$~ Mr^~;lJIH. 1,/ " I(""~ ~'''''' .J " , , --, ..' ''') I:' ;, :1 '"..1' ",." ""',"1 ¡; I '''''''~:;:,:RI .,,,::::~j)¡ . ,"' 1,..,,/ i r'ACE 39 -------~ CENTRAL LAUNDRY Locate Clothes Washers and Dryers in Central Areas - WHO KEY BENEFITS . ",:: ~~:\. .,' .¡ Dt!vf:!loper/PM .¡ Healttl/lcQ IIII I"':' " Erlergy Efficiency ..¡ Architecl .¡ Water Uflciency .¡ Material Efficiem.:y ..; R~sidf:!rll .¡ O&M ..; ßuildin¡:( M;)n~)P;er ,j Resid~nl S,)lisffJGtion ,"1",' -...,.-..-..--.--.--.----.-.--.-.------".------ DIVISION ll~ equipment Recommendation --".......-... -.. Save watcr and energy while fostcring community Interaction by locating clothes washcrs and dryers in central areas instead of in individual units. Use ENERGY STAR'~-rated washing macllines, or the equivalent, and gas- fueled dryers. Description "In-unit laundry facilities used 3_3 times more water for laundry than residents in apartments uti I ízi ng common-area laundry faci I ¡ties. I. SQurce: 2001 study by the National R(~t:'m:..t) Center. www.laundrywise.com. Ille cost of water-and the associated costs of water heating and waslew<::Iter treatment are a signific<:lrl'l operating expense for multifamily housing. These costs are likely to increase in the future as fresllwater supplies shri nk, energy COsts escalate. i:nd treätrnerlt costs rise. Residents witll clotlles WaSllerS inside their units tend to wash smaller. leS5 efficient loads more frequently than residents using a centralized laundry rOOm. A central laundry facility is a simple way to reduce construction cOsts and promote sor:ial interar.tion among neighbors. Substantial energy and water savings arc attained because it is cost ettective to purchase or lease ~Wìr:40 SYSTEMS; MEASURE 18 -------- effici~nt çomrn~rcial equipment 'for central faciliLies. Also, maintaining equipment in central laundry rooms is rnuclì less expensive per occupant than mElintaining individuë:l1 applidnces. Both coin-operated and card systems arc available that. when leased, arc maintain~d by tt18 laundry route operator. And central systemsr whether purch,~sed or leQsed, can provide ädditional income to the property owner. Benefits .-.....-.-.-.-... . --.-.--.--- Centralized laundry facilities save water and energy. High efficiency washers save more energy than conventional top-loading models ($ystf-/nS.. Me,¡~.urp. 1l-ENERGY STAW Aµµf¡¿m(;c::;), Horizontal-axis models 5pin at higher speeds, irnpwving waler extraction and reducing drying timc. Commercial-grade hori7ontal·· axis models are easier to service and maintain! thanks Lo fronL-mounled components that allow for service without moving the ~Jnits. Gas fuelerl clothes dryers sQve considerable energy (and money) over electric units. Centralized laundry facilities can cncourage social interaction among neighbors, it placed correctly and designed as attractive features insLead or as. an afterthollght. Appl!ç_ª-tiQ.IL_ Centralized laundry tacilltles are most practical for rental unils. For-sale developments tend to prefer independent services to minimi7e liability and hnrneowner associatitH1 dues. There is also a perception that new home buyers want in-unit laundry hook-ups. However, studies by thc Multi-Housing I aundry Association (.~.AA Resrmfr.AS :iCdlUlI) show tllat given the clloice of a well-designod and accessible common facility or in-unit hookups, re5idents prelcr the centrally located facility. The appeal is in eliminÐtlng the responsibility tor and expense of maintaining and operating tile equipment. Design Details Placing laundry far.ilities riD more thQrJ 250 feet from the dwelling unit5 they serve illlprove5 their acccS5ibility. In most cases, this means c!esigning multiple, small laundry rOOmS instead of a large cenLralized one. Residents prefer smaller and r.i()ser facilities; thp.se can usually be incorporated into a building's existing design (no new building Or large room is needed). Avoid locating laundry rooms in noisy Qr uncomfortable areas, such as in mechanical rooms or near garbage bins. These additional strategies will help centralized laundry work better for occupants: Locate laurldry morTIs along major foot traffic corridors to encourage intcr;3ction and improve ::;afcty. ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES April 2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~-- .. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ..-------- Locate laundry rOOmS next to activity areas, suetl as workout rooms, swimming pools, cornmurlily cenlers or other amenities. Erlsure the rooms are well lit and have adequate visibility for security and safety. Keep the areas clean and the m<::lchines if! good working order. Include a janitor's closet in or near tile laundry rooms to make maintenance easier. Use semigloss or high-gloss p<:iint on walls to make tl1ern easy to keep clean. Use dur.able, water· resistant flooring such as colored or stained concrete. Place overflow p<::lns Uflder each wS5t1ing rnachine to reduce potential damage if a unit overflows, Three- sided pans can slope toward a central floor drain¡ four sided pans should have a drain connecLed lo the plumbing waste line, Keep the cost of doing läundry affordable to occupants, FnCOlJrage use by providing arm~[]il.ies such as a television, tOlding tables, hanging racks and comfortable seating. Use folding stations or tables that can withstand abuse, such as people sitting on them. Ensure lhallhe laundry room has HVAC with controls to provide a comfortable temperature and humidily level. Provide a mix of top- and front-loading washers to accommodate residents' physical abililies (some people may have trouble bending dewn to reach into a front-loading machine while people in wheelcllairs may have difficulty reaching up to use a top-loading machine), Roth types of washing machines are available with the ENERGY STAR' certification. Code Considerations Cenlrallaundry facilities o'ften require airtigl1t fire doors when they arc located on every fIQ()r. For this reas(JrI, and to protect indoor air quality, take special care to properly exhaust all dryers 1.0 the ouldoors. Tl1is will help to control moisturc, hot air and lint. Adequate make, up air should be planned for tile exllausted dryer air. Considerations for Residents High-efficiency laundry machines save drying costs by reducing drying times. High-efficiency wasl1ers use low-suds detergents, which redlJCe5 the aITHJlH1t of soap needed per wash, saving money. Some reports indicate that these units also wash clothes better than 5tandörd lJnils. and prolong the clothes' life. ACWMA MULTIFAMILY GREËN BUILlJING GUIDELINES April 2001 (/) If laundry facilities arc well designed, resid~r1lS are likely to perceive tl1em as an amenity rather than a ha~5Ie. Many rcsident~ prefer card-operated systems ra1l1er coin- operated units because of their convenience. 1'"""1" Cost and Cost Effectiveness :<.~~"..~ ,r" "'.... í.../ ,r --..--.. mEDIa Eliminating wasl1er and dryer hook- ~..- ups can save about $2,500 per Llnit. ~~ To c~timate the cost savings, calcu- late U1e cost per square foot of the space used by the individual laundry closets, add the cosl of wiring, plumb- ing a gas line tor tIle dryer, in~talling a drain, exhau5ling the equipment, providing ventilation, and maintaining the individual units. Then subtract 1I1e total cost ot building and maintaining central facilities. The combined constructiDrI, waLer and energy savings can otfset tl1e cost of hígh-cfficiency washers arid dryers. Use dryers fueled by natural gas instead of electricity to further COrlserve energy and reduce operating costs. Resources » LaundryWise provides intorlTlation supporting the IJse of centralized facilities: www.laundrywisc.com ....~ ßII Laundrywise Af1(,lr1m~~1H Ct)"u~ton A,1'I'd I.mmdry R(mn;' Saw Whl.t.r » LightWash collaborates with participating California water utilities to oller rebales of up to $450 per qualifying commercial clotl1es washe" www.lightwash.com A cle.¡¡n, wf!II-¡j¡¡ylit I¡¡undry facility. SyStEMS: MEASURE 18 PAGE 41 - -1EI!IiIIIJIJ ( '",.' WATER-EFFICI ENT FIXTURES Specify Faucets, Showerheads and Toilets that Use Less Water WHO KEY BENEFITS r f) 1",,,/ .,' .¡ Developer/PM ;:'1 1''Ii .¡ Fne¡,gy Ffficiency .¡ Arc.hitec:t " W~Jler' Effir.ienr.y ;"'"il:"i'''' ,I :I:¡ ¡ Resident .¡ O&M ¡ Building Manager ¡ Resident Satisfaction """,', , 15425; Sinks & Wash Fountains lS430~ Toilet::;, Urir1al~ & Bidet5 Recommendation -----.-- Spccify water-efficient fauceto" showcrheads and toilets according to the East Bay Municipal Utility District's (EBMUD) recommendations: " Kitchen föucets; ,;; 2.0 gprn " Bathroom faucets: :::; 1.5 gpm " S~lower~leads ,;; 2.5 gpm " Toilets: '" 1.6 gpt (grill::.; g;:.¡II("]I1~ per minute PoP! p;allol"!s per flush) Description Low-flow faucets, showerheads and toilets that meet the above standard are easy to find and competitively priced. Benefits Low-flow fixtures save water and money. In addition, low- flow faucets and showerheads save energy by reducing the amount at hot water used. l'AGr.' 42 SYSTEMS: Mr.ASllf?r 1q -. ,,- - - - Application -------.-----..--..-- Applicable in all projects. Water-saving opportunities in residences include kitchen and bathroorT1 faucets, sl10werheads and toilets. In common areasr the same opportunities are available; in addiLion, low-flow or waterles.s urinals can be installed (f{)rinf()rmati()nah{)utwatA/"- dl/l.:!('nt clothes w¿¡$/Wr5', S~~I) Systems; Meø5¡¡ro 11 fNElWr S7111;"~ Appliances I Systems: Measure lB-Ci:!rlirill La¡mdry). Desil!n Details Watcr-5aving fixtlJres. have been arolJnd for many years., but many of the first low-flow products were not well designed and performed poorly. As a result, many occupants. anri in5ti3llers are skeptical about their rellabiiity and performance. To overcome this perception, specity fixtures that have been tested or evaluated tor their performance. Faucets: Water flow IS reduced by aeration or laminar flow, Aeration injects air into the stream of water, displacing mudl ot tl1e water content. Laminar flow uses mUltiple small diameter parallel streams of water that are not aerated. ""I"~:;.M¡¡ . ~_~,.~";"""",","",,,.,,, ~'~'":""""'_~'M_"""," Faucets wittl Imnir1ar tlow rl.!:>tricl wiJkr LI:>I.!. A A 110te on durability.- In buildings where restrooms in common areas and bathrooms in private units 1::Ire likely to see high use or eVer! abuse, wall-hung sinks may puil away from the walls because people sit or even stand on them. Provide extra bracing for walHHmg sinks Or lJse r~infC)rced vani1ies. ACWMA MULTIFAMILY GREEN aUILDING GUIDELINES AVil ;:~(X)4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . Showorhoads: ~Iow rate is typically reduced by flow restriction or aeration; » Cheaper showerheads usually restrict the water flow. » Aeration wltll multiple flow settings provides better performance. Toilets: Today's sti:H1dard l.G-gpr toilets are called Ultra- Low flow lollets (UU7).loilcts are availablc that use less than 1.6 gpf; tllese are called /llgl' Ettlclency Toilets (/lET!. HET products include, Pressure-assist models that use compressed air to aid flush performance. Models wltll dual-flusll mechanisms. Users can choose between a 0.8 to 1.0-gallon flush for urine and a 1.6- gallon flush for solids, In actual operation, dlJal flush models average about 1.2 to 1.4 gpt, To ensure that the toilets continlle to operate as intended over time. select models tlJat will pertorm well with replacemenl paris available at local hardware or supply stores. If special order parts are required, consider stocking those on site for ready access, Code Considerations ."".---- .... ....---- ..-.... There are no code issues Witll HETs or high-pertormance showerheads and faucots. Code iS5ues wili .rlse for projects considering Uìe use of waterless urinals and çomposting toilets. Considerations for Residents Selecting fixtures thät perform well so as not to reinforce occupant~,' perceptions that low·flow fixtures work poorly (lur pruclud ir¡{UflÌ/ijllu¡), see h'O$l)t¡r(;CS sectioo), " Minor maintenance will keep faucet aerators fmrTI becoming clogged-unscrew the aerator, clean it and screw it back on. ACWMA MULTIFAMILY GREEN aUILDING GUIDELINES Api'il ;!()()4 ------------ Only use original equipn1ent manufacturer (OEM) products wilen repairing toilets so as not to compromise performance (see sidebar), Low-flow showerl1eads help provide warmer shower>. The reduced water delivery rate allows the water Ileater to maintain a more constant temperature. Cost and Cost Effectiveness mDDIIa High Efficiency Toilets and low-flow ~.- showerheads and faucets are cost ef- ~~ fective and pay for themselves within one year ill most cases, Some laminar faucets will cost more than ~erator units. Resources " EBMUD publishes" lISt of cm'monly available, approved toilets for use in their toilet replacement rebate program. The toilets are rated based on perforrncJr1ce, and vendor information is provided. They alsQ offer free I,m-flow showerheads and faucet aerators through their Conservation department. Tel. (510) 287-0590 www,ebm ud. CQm/conse rvi ntL&_recyc I i nglresi de nt ia I » £nvironmental Building News ha5 inforrnation about wðterless urinals; see in particular VaLlI, No.2, Feb. 2002, www.buildinggreen.com/products/falcon.htm I DID YOU KNOW... Recent testing by the East Bay Municipal Utility Di,trict and the City of Seattle found that out-of- box new toilet performance ranged from 1.45 to 1.89 gpf. The study found that fitting the same toilets with generic replacement flappers reduced performance to an average of 2.9 gpf-with a high of 4,7 gpf! S{)urce~ EBMUD and City of Seattle Toil¡¡t Performancc Testing ~úpM¡ 2002. SYSTEM$~ Mr ASlJtH:. 19 (,/) ,"' ~~-<...., CO ,-., j,'l .",._', <.-" "...::::" (" t"'''I) '\",i ." PAGE 43 · · · · · · · · · · · · · · · · · · · · · - - - - - - - - - - - - ~ . - - - - - - - - - - - - - - - - - - - - - - - - - - - "T1 --;:¡n L'::" ú') -['. rIl (j) Qo "T'] Cm ......'1'"-..: ,,....\) '--'" ~- "'- ef) 1- // (") ~,J C/) ---~"""- ~ .... ,~. ~ " BENEFITS This table lists the Guidelines' finishes and furnishings measures, and shows the primary benefits of each (S8B the individual rT!!!iJsUf6s lor d8laiIS). 1 .I .I 1 .I 1 .I 1 CO (/l/~I:/~~~~,/~~~'/ ,//<$ // .~ /1 (/' <i) / <;¡- / ~<i)/ /1 / ~ ( $-1 1 1.$1 ¡f¡/~1' ,Ø/ _a't ~ ,~I .I....t(t.l]¡}.I!:Ið' ~ 1 ~ 1 MEASURE ~,' '? / /' ~ " ""',' 0 /' .Q:? /' 4; " ----I... -..---+--+-. +-·----f..... m. -¡.--.-..( .~ 01 Entryways ./: : : : :./:./: : ....__._____.___.---1.___"..._."'_"L_.__L ..L._...._._.L_ ..1 I I I I I I I I 02 Interior paint ./ : ../: : : :./:./: ....-".---.-. -.---.-.,,- ...-t--.- 1-·'-"- .-t--". .... ...."". ......"'. ·t· 03 Adhesives and SéaJants ./ : ../: : : :./ ./: I I I I I I I , i ... I I 04 M~tal coating$ ./ : ..¡': : :./:./ ./: ---+ I --+-- I 05 Carpeting ......: ./ :.¡" ...... , , , , 06 Natural linoleum ./ : if :./ ...... , , , , 07 Wood flooring alternatives : .;' :.;' ./ , , 08 Reclaimed materials : .;' : . , , , 09 Cabinets, counters & trim ./ I ./ I.;' ./ , , . , 10 Furniture & outdoor play structures./ : if :.;' ./ , , l'IealthllEQ: RodueeS indoor pollutants, promotes better indoor environmental quality, and/or provides opportunities for improved public health. SitølCOmmunÎtt: Protect!; larld, water and air on and near site from pollution or other en\lironrnenti'J1 d8mag~, uses. ~!lunielp~1 intrastrur::ture morC effiçiently by redeveloping building or' :site. and/or provides important and needed amenities for the surrounding community. Energy Efficiency. Reduces building energy consumption, Water tfficleney: Reduce5 w8ter use in building cHid/or on site. MaterÎ~1 Effldenc:;y: RlJdu[(J~, reuses and/or recycles material~ that might have otherwise ended liP in landfills, reduces materials needed to construct or operate the buildinp" and/or uses materials produced in a way that minimizes environmental damage. O&M~ InÇ.r~(I~es building's dUrabilily, and/or reducl:)!; operating ,¡¡nd rnaintensnçe expenses. Resident Satisfaction: Saves residents money and/or improves residents' quality of life. ENERGY STAR"': Helps adlieve FNERGY STAR~ for Homes certification. ~_~___n_~~_~.n"___~__~~____~_________________ ~_._-------- ----------------------------------------------- ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES Versioll 03/04 PAGE 2 FINISHES & fURNI$IiINGS · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ----------------------------------------------~--------------------- KEY CONSIDERATIONS DESIGN PROCESS Ideally, green finishes and furnishings should be specified early, as part of an integrated de$ign proce$$ (~~e the introduction toihe5~ Guídelil1fJs). It is possible, howev~r, to make incremental improvements to a conventional building that is already underway by including some 01 the green finishes and furnishings measures described in these Guidelines. For example, if the original design calls for vinyl flooring, it may be possible to substitute natural linoleum (finishes & Fl1mi.~hings: Measure 06) if there is funding for the added COË.t. Low-VaC paints (Finish6S & ¡::'wr,i$/)ings: Measure 02) Can readily be substituted for conventional VQC-compliant paints, although the cost may be slightly higher and allowances may need to be made for differences In paint coverage and drying time. AVAILABILITY Green ond healthy finishes are now much more readily available than even a few years ago. All major paint manufacturers, for example, make low- or zero-VOC paints that meet performance requirements. There are many suppliers of linoleum (FI/J/She5 & Fumi.shing.s: M~B.SlJr€,: 06) and recycled-content carpet (lïnist¡eS &: Fum¡sl1ings~ Me(,~()re (J5). other products, while generally available, may require more effort to obtain, such as cabinetry with no added formaldehyde (Finishes & Furnishings: Measure (9). COST It is critical that operations and maintenance costs be taken into account when considering the co.t$ of fini$hes and furnishings. Some conventional product. cost less initially than environmentally preferable option., but are inferior in quality and will require frequent and costly maintenance, repair or replacement. Many green finishes and furnishings are cost-competitive with conventional products and can be used in virtually any affordable mUltifamily housing project. These inc:lude low-VOC paints (Finishes & Furtllshfngs.- Measure 02), HCFC~free 5ealants (Finishes & Furnishings: Mt<i$ur~' 03), recycled-content carpet (Finishes & Furnishings: MO¿jS¿¡/'e Ub)! factory-applied metal coatings fFini5hp..'i & Furnishings: Measure 04) and entryways designed to reduce tracked~jn pollutant5 (Finishes & Furnishings; MeJ<i$uro 01). Certain materials, such as recycled ceramic tile (Planning & Dl:>s¡gtl¡ M@8Si.lre 14) and bamböD flooring (Finishes & Fumist/dlgs: Múas'ure 07), may tend to C05t more than conventional products, requiring a special commitment from the developer. But some of these more expensive green products may provide a marketing advantage attractive green materials have a certain cachet among environmentally aware renters, homebuyers, and perhaps even funders. INSTALLATION ANO SCHEOULlNG On any job$ite, whether it's a green or conventional project, it is important to follow safe and healthy practices such os providing proper ventilation when applying paint. adhesive. and 'ealants. which typically offgas the most when they are wet and being applied. Going beyond basic practices and carrying out an IAQ management plan (SitcWCJrk: Measure 03) for con5truction and preoccupancy phases Is strongly recommended. This may affect scheduling. For example, flushing out interior spaces may require extra time in the construction schedule. ...,., Z (/) I rrl (/) Qo ...,., c ;0 z (J) I Z G) (/) -------------------------------------------------------------------- ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES /lpril ~~(Xì4 FINISHES & FUFt'NISHINGS PAGE3 ------------------------------------------------------------------- -r'l "7 ~.. (J) I iT] 'I") t.. , ,.~", \ ''''., :' ~, -T1 C.:: :::0 ""7 "IIIf_.,_" en I .,:/ G) U) Dl'lylightinp, coupled with low.vOC IHìíMìCS and furni!'i11ings combine to t:œaLc I.mjúyabll.t t;~¡jCBS like these common rooms <:It ËI PiiI:si!!O 5ludiü:õ. ROLES AND RESPONSI 81 LlTI ES PRODUCT SUBSTITUTIONS Be Sure the entire design and cM,truction team understand, the project's green building goals and requirements so that design intentions aren't compromised by product substitutions. To someone not familiar with the principles of green building. one brand 01 carpet, for example, may ,eem a5 good a$ another, but the specified product may have characteristics such as superior durability, recycled content or low emissions. In bidding and construction documents, clearly spell cut product specifications, and. where appropriate, provide product brand names and even contact information for local suppliers. MAINTENANCE To ensure that finishes and furnishings continue to provide health, durahility and environmental benefits, they need to be properly maintained, using effective but low-toxic cleaning products and maintenance teci1niques. Teach staff and residents about appropriate maintenance procedures. and give residents some guidance on where to find and how to choo$e green, healthy furni$hing$ (see the Opcr¿/wrls & Maint8flC1m,'e SÆitrion). , Developer and project manager, For projects designed as green from the start, make a commitment to providing adequate funding for desirable green finishes and furnishings that may have higher upfront cost5 but provide lonEHerrfl benefits and savings. Recognize that individual green building upgrades will vary in cost, some cost more, others less. Remember that individual green building measure. add up to mOre than the sum of their parts. For projects not designated as green from the start, look for opportunities to make incremental improvements by incorporating some green finishes and furnishings. · Architect and interior designer, Stay current on the performance, cost, avai labi lity and other pertinent characteristics of green finishes and furnishings. With every product spec, question whether there is another product that would be healthier, more resourCe efficient, mOre durable or provide other green benefit5. · Builder. Support the project's green-building goals. Work with subs to ensure their support, be vigilant about unauthorized substitutions of products or procedures, and ensure that all sustainable jobsite procedures are foilewed. · Building manager. Educate staff and residents on proper maintenance. Examine customary building management prooe'$e, and look for changes that might contribute to a healthier, greener facility. FOCUS ON FINISHES: Betty Ann Gardens In the ßetty Ann Gardens I amily Apartments in San Jose, low-VOC interior paints and varnishes were used throughouL Lhe projecL. helpirlg to protect indoor alf quality. All carpet contains recycled materials, minimizing the use of virgin plastics. Carpet tiles, rather than rolls, were used so that worn or damaged tiles can be selectively replaced ratl,er tl1an replacing large sections or carpeL Natural linoleutn, ä durable materiel! rnade rrom renewable resources, was used for kitchen and bathroom floQring, To !&¿lfn more about If/is projl2('l'. see th~' Belly Ann Gardens C2Jse sludy PM3[ 4 FINISHES & FURNISHINGS -------------------------------------------------~-~~----~-- ACWMA MULTIFAMILV GREEN BUILDING ßUIDELlNES AWIl 2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ...~ -------------- ENTRYWAYS Design Entryway to Reduce Tracked-In Contaminants WHO KEY BENEFITS .¡ Df!v(~I()pf!r/PM .¡ Health/I EQ i':': .¡ Architect (,', .¡ Builch:1 .¡ O&M .¡ Building Manager .¡ Resident Satisfaction 12485. Entryway ¡rack-oft System!5 Recommendation Millirni7e the iJrTH)IHI! or contaminants tracked inside by installing walk-off systems at the entryway of buildings and units. Where possible, specity easily clcancd flooring with a Ilard surface tor tile huilcling's entryways and tile units' doorways. Description One way to improve indoor air qlJ~lity (IAQ) is to use materials ane! tinisl18s with low toxicity, incl¡Jding low or zero levels of formaldehyde and volatile organic compounds (VOCs). An(Jth~r w~y is to reduce U18 amount of dust and particulates entering the building frOlll foot traffic. Up to two-thirds of dust in houses is tracked in from 51108S of occupants. 1'118 dust contains everything from soi I and pesticides to abrasive sand, mold and bacteria. Oncc these particulates ar~ inside 1he building, Lhey can be ditticult to get rid ot, especially from surfaces 5IJCh ," carpellhal readily traps and absorbs large amounts of particulates. Carpeting also provides an environment where organisms such as l1litC5 iJnd mold can thrive. ACWMA MUlTIFAMilY GREEN BUILDING GUIDELINES r.pr'il ;·'(X)4 ----------------. .------------- Benefits Proper entryway design reduces the amounl of dust and loxins tracked into the building. In common-area entrywiJYs that are maintained by a janitorial staff, good entryway dcsign can redur.e cleaning costs änd prolong the life of flooring materials. Application All multifamily huildirrgs can be designed for entryway pollutant control. Design Detail~ In multifamily buildings, there are two opportunities to positively alfecot IAQ lhrough entryway design, the common entry areas, such as lobbies, hallways, balconies, laundry rooms, cornmunity rooms and elevator areas: and the living units themselves. The IAQ and healtll implications are greatest ill the living urlits, especially those occupied bV children and elderly residents, Here are strategies for good entryway design: COMMON ENTRANCES Specify a tllreo-component track 'Dff entryway system that consists of: 1. A permeable outdoor mat or grill~ system to cDllecL the dirt and water; 2. Indoor mats that aid in scrubbing shDes; and ]. A smooth-surfacc, waterproof fJooring material tl1at is easily cleaned and will collect any r~maining conLarninants f'rom footprints (such as tilc, stained concrete or laminate products). These systems should extend 30 feet into the building at entryways or as close 1.0 tt1at length as possible. Avoid cärpet at entryways because it is llard to dean and it trap' dirt. Avoid using pesticides and other chemicals near bui Id ings (f'lann!op. ~~ (J~5i¡;;n: Mej.~lirp. OR-Landscaping). Vacuum, rinse and clean entryway areas regularly. » Glazed tiles or other flooring may become slippery when wet. Use anti-slip products or methQds where this is a concern. Pave walkways leading to entries and discourage foot traffic through landscaped areas. Directly inside entryways, specify durable wall finishes that are easy to clean or tOllcl1 up. Semi-gloss paint coupled with wainscoting, chair rails, baseboards and corner guards will reduce everyday wear"and-tear. FINISI'IES 8< FURNISHINGS; M1:.ASuRE 01 _Or: -7 ~- (l) -r ..·..1 ~ 'I :1· tl) ('>'~'I, \("V , , IJ C :::0 ,/" (f) ::r: -:;:::> "'-- o (l) PAGE 5 Tl _.IH"H"~I ~~~~:'" l ~..~ ~..) ,,) 1""""1""""1 t ,("'!, ~'III,'II .," Qc,'"'' . ~" 1"1 )J '"7 ,L_ U) l' _""'" ..:::,-, G") (J) ,'AGI.6 ~---------------- DWELLING UNITS » Avoid adhered ci:irpetif1g i::Il er11rywi::IYs. » Provide areas rleär enlryw1:JYs for removal of weL outerwear and shoes. rhis may take the form of a tiled surface or mudroom. » Address proper c:lei':H1irlg pri':lclices if! the residerlls' manual (O~)Oti.ì1l0ns & Mairl/,on"çl)¡ Mt'MI.lr'c OJ 1,8ininf{ 8¡)(/ MW!L¡¿¡I~). Finally, wllere possible, choose recycled-content track-off products. A nurnber üf vendors nOw use recycled rubber and other rli':ltural materials for track off products c.H1d doormats O'¡Jnoillg & VU~I€ßII: ML'il:;(¡rC 14 Hocvl"ioLi ¡"rOJlld~), Permanent entryw:=..y grill!'!:; likp. thi:; I1np. hp.1r fP.rlll(":f! trar.kp.rl-in contaminant:; at (;p.ntr.=..1 f!l1trflnc:p.s. FINISHES & FURNISHINGS: MEASURE 01 CDde Con5ideration5 Work with IQ\.al juri:,rli\.tions to design ~ntryways that <ire ElccessilJle to all residcnts, and take into considcration polenlial ct1é1nges in tenant types in H1e future (PliJnning "~ !Jesipl1: M~..¡.,:,IJ/"P. ¡.r¡ [)A.~i~::n for Ad;:¡pt;:¡hility). CareflJ Ily design ramps ane! stair asscmblies so tllat they meet accessibility requirements wllile also allowing for track- off systems. Con5iderations for Re5idenb Occupants will benefit by having cleaner entrances and fewer contaminants inside tlleir 110mes. C05t and C05t Effectivene55 mDlllIIIII Techrliques.for rT1ärl<::1ging e.fllryw<:iy ~_ contamination CJn bc as slmplc as ~ ',' floormats. Other strategies, including til~ or härd SlJrfi':lC~S for ~rltryw<:iys, carl cost more th<:in corpetll1g, but llave the potential to last much longer. A tl1fee-step grille system with mats and easy cleaning access will add some expense, and <::Ire often special-or- dcr items requiring additional rl~sigll tim~. Pwper erdryw¡.:¡y d~s.ign, however, is r<:ir less expensive tllan somc otl"1Cr IAQ practiccs Qr materials, with the potential for much greater success. Re50urce5 ---.--".--..... ~nviranmental Building News ärticle, "Ke~pirlg Pollutants Out lntryway Dcsign for Green Buildings," Vol. 10, No. 10, www.buildinggreen.com , American Lung Association HealthHouse has guidelines for ensuring good IAQ: www.healthhmJsf:.org ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES AI3il 2004 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~--------- -- - -- -------- --. --------------------- INTERIOR PAINT Specify Low- and Zero-VOC Interior Paint WHO KEY BENEFITS ..¡ DevelopcrlrM ¡ Health/I cO v Site/Community ..¡ Architect ..¡ Builder ..¡ 8uik1irlg McHl;;l~:er ¡ O&M .j Rf!~.;idf!nt .s¡:Jti:::,f¡~ction 09~12~ Irllerior PçJirll Recommendation Specify low- or zero-VOC paint for interior primer, Flat, semi-glo% and higll-gloss applications. Give preference to wöter-based slains and tillis~) coat sealörlts wherever p(f;~ible. Description Tile slrong smell that paint normally emits is tronl the evaporation of voltltile nrganic compounus (VOCs). Most of this offgas.sing occurs during and in the first few däyS after painting, but tile 11981tl1 ane! comfort inlpacts all painters and oCClJp;-mls CC-:I[1 be substantial during 1I13t period. VOC ratings me generally reported for the base paint before [,he producl is tinted. Most tints are syntlìetic and add some VOCs, although i': few brands have true Z8rO- VOC tints. Secause at tl1e VüCs in tints, saturated colors USlJ(3lly h;we higher levels of volatiles tban ligllt colors. Some manufacturers only offer IQW"vor raints in the Iigl1t and moderate tints. I ow-vor interior paints should häve the following VOC limits before colorants are added to bases (baser! on Green Seal's requirements for VOCs); Non-tlat 150 gmms/liter (g/l) Flat, 50 g/l ACWMA MUlTIFAMILY GREEN BUILDING GUIDELINES Ar.'ril 2()04 Most paint companies now carry products that meet these VOC limitS. Many paints include preservatives tllat may contain formaldchyd~ and Dther harmFul cornpounds. Fortunately, low- and zero-VOC paints have reduced levels of these rT1<::1terials, but some still do use tllem in their products. HealtllY paint formulas have been substaf1ti<::illy improved Over the past few years, so concerns about performance and cost of the first ger1er<':ltion of low- and zero-VaC paints llave largely been addressed. All the large manufacturers have proven products, including BenjP.lmin MoorF. Pristine Ecospec, Kelly Moore Enviro-Cote, Pittsburgh Paints Pure Pp.rformance, AFM Safecoat, ICII Glidden LifeMaster 2000 and Sllerwin Williams Harmony. A variety of wElter-based stains and finish se<':llers äre now <':Iv<':Iiläble that perform as well as oil-based products, but witll much lowF.r VOC levels. Benefits Low- and zero-VaC paints provide numerous benefits over standard "VOC compliant" paints (fnr !l1(JI"A ahnlJt the "VOC rè()mpliant"" label, see Coo!:.' CUrI:,IUef¿lllUlI'.> '.>v¡;llon). Benefits include, Improved indoor äir quality for workers and occupants, helping alleviate asthma, hei::ldäches, and lung and eye irritation. » Alllow/zero-VOC paints are w¡~ter h<':lsed, sO cleanup doesn't require paint thinner, reducing toxic wastF. at the jobSlte. » Reducing vacs 11elps reduce ground-Ievcl 070nF. formation, mOre commonly known as smog. Smog, according to the U.S. EPA, conlributes to lung damage! skin cancer and reduced resist~nr:e to infection in humans, as well as crop and forest dalllage and other problems. Using low-VOC products call help reduce these risks. , Low-VOC paints typically hove lower levels of toxic biocides (preservatives), Including formaldehyde. Leftover latcx paint c:an be recycled back into paint. Oil-based paints and solvents <':Ire tyµically "downcycled" Ol1at is, turned into a product with less value tl1an painO or are incinerated to produce power. FINISHES & FURNISHINGS; MEASUR[ ();! IJ -;? ..::.... (/) T: Jìl (j) (""\"' ~I~~: h,,"¡ ""T1 :J:J Z (/) T'- "~:~;:;::"~~ G) (j) 1'M:'1·7 -------~--------------------------------------------------- -'~"I'~"> " ' , ""......_, ,.' -' ,<IIC:..~.,_ (f) I !,"'q ef) f)o l- "I] L ::::0 --;:> L.,.. ( ,,"".., h,.," ." "'"'.,,~'_. .....L,~ ", ,.j~:~'':'''n_ GJ (J) I'MìI 8 Application Applicable to all interior painted surtaces except metals, plastics and special 11igh-abllse areas slIch as over sinks in bathroom:;. and kitchens. High abuse areas may require specially torl1lulated latex or oil-based/alkyd paints tor their stain-covering and durability properties. To inlprove durability and make cleaning easier in Ileavily used spaces such as corridors, resLroorns and laundry fe:¡cilities, IJ5e a scmi-gloss or highly reflective paint. Wilen renovating Or repainting an older building, Lest for lead in €i::Irlier coats of paint. If lead pi':lint is present, use appropriate disposal and abatement methods. Desi2nDetails Proper paint application should be a part at good indoor <::Iir quality (IAQ) r.orlstrur:tion practices. First, minimize potentiallAQ concerns from painted surfaces by specifying tl1at materials be finished offsite whenever possible. Second, allow slJffir:ient ventilatiDn arid airing out of the areas during and after painting to reduce exposure to any remaining vacs (SIIr.:w~lrk: Mr.:iI~;t¡n' OJ-Cor¡slruction IAQ Management I Finishe.~ & Furnishings: Measure n4-Mp.t.~1 COMil1gs). Sorne low- and ¿em· vac paints perforrn differerltly than paints with volatile additives-for example, spread, cover and drying time may ditter-so It is Il1lportant Lo ct1eck the performanc:e with an experienced painter ahead ot time. A Keep in mind that many professional painting contríJctors and suppliers may have a ncg;3tivc view at low-VüC paints due to problems with first-generation products. M8ke Sure Lhey have tried the latest prodl.Jcts, as IOW/7Cro-VOC paints have been reformulated to improve performance, Code Considerations __",___un -,.._---- . VOC limits are regulated by Ihe U.S. EPA nationally and the State of California locally. Most paints have langlJag~ such "' "Low-VOC Compliant" or "VüC Compliant." Ihis merely reters to California's VOC limits. It does not mean tlìe product rneels this Guidelines' recormnerHJed VOC levels it simpiy means the product is legal for sale ill tile State at California. Considerations for Residents PeDple with chemical sensitivities can have advcr5C reactions to paint. Low- or zero-VOC pa",t mayor may not help this. Educate occupants and building maintenance staft about the benefits of lowfLero-VaC µ1:Iinl and erlcourage Lt1ern to continue using these products ((J,xYf!tions &. Mi.:Ú¡¡tCI1¿ìçe; Me;jSt¡f(' 01 ¡rwlllng and Münual::». FINISHES ßo FURNISHINGS; MEASURE 02 Cost and Cost Effectiveness œma Somp. 7t;ro·VOC paints arc considered ~_ premium grade by manufacturers and ~" cDsllhe s8me as sl,arlui:lrd premiurn- grade paints, However, more contractor-grade produr.t lines are becoming available in 10w/zero-VOe varieties; these are priced lower than premium paints. TIle incre- mental retail price of most IQw- and 7ero- VQC paints ranges trom $0 to $4 per gallon, depending on brand, quantity arid prodlJc1 lirle dirrererH:es. Coverage, spreadability and drying time may affect product or labor costs. Some low-VOC products take longer to dry and l11ay not cover ()r spread a~,; well as standard paints. Check witl1 protessional ""tallers on these issues. Resources Groen Seal verifies VQC levels and ratcs products thi~t do not contain 11armful solvents, formalclellyde and specific heavy rneli:lls: www.greenseal.org. " Scientific Certification System, (SCS) verifies VOC- free product claims, 11ttpJ/scsl.com ¡> Green Resource Center's "greener paints" fact shect www.greenresourcecenter.org Environmental Building News has a comprehensive review of painL and VOC issues in Vol. 8, No.2: www.buildinggreen.com California Department of Health Services' Specification Section 01350 outlines ~mission:, standards; wwW.Cìwnlb.ca.gov/GrcenHuildìng C~mornia Integrated Waste Management Board Ilas a pUblication 011 recycled latex paint www.ciwmb.ca .gov/pu bl icatio nslbuyrecyc led/ 43197034.doc Housing and Urban Development h8S a section of its wcbsitc dedicated to lead paint safety: www.hud.gQv/ ottlces/lead. For HUD's Lead Paint Satety guide, go to, www.hud.gov/offices/lead/traininWLBPguide.pdf ACWMA's Materials Database lists products that correspond Witl1 tl1is measure: www.rr1lJltifamilygreen.()rg ACWMA MUlTIFAMILY GREEN eUILDING GUIDELINES ,'I[.:¡il ~!U04 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · --~-------------------------- ------------------ ADHESIVES AND SEALANTS Specify Solvent-Free (Low- and Zero-VOC) Adhesives and HCFC-Free Foam Sealants WHO KEY BENEFITS V Developer/PM .¡ Health/leQ Ý Slte(COfTHTIUr¡ity I,,:" ,I ' "'î:ï 'l,t':11 .¡ O&M v' Resident Satisfaction 1,,;:1'.::1"" .¡ ArchitE=!ct -.¡ Builder ,'i'l V Building Manager --.."""..-".-..""'-".---- 07922: Caulk Joint Sealants, 07924: Foam Joint Sealants 09601: rloorint1 Adhesives Recom mendation Specify low- and ¡eroVQC construction adhesive5 iJnd adhe~;ive caulks that do not contairl 5ülverlt;; Specify foam sealants thst do not contain HCFC5 Description ADHESIVES Many conventional construction (Jdh~5ives and adhesive caulks are solvent-based and release significant amounts of volatile organic compounds (VOCs). Low- and zero- VOC, low-toxic and water-based products are now available from many rnanuf;:¡cturers to replace solvent- based products (fQ/" !"(lore informatiOIl aholJt /(Jw- and 7em-VOC prvJur.;/'j wid olllcr i!ldoor mr QUiJIily ISS¡n~S, see $¡tework; Me,ìs(lr'e 03-Construction lAD M<1n<1gerneni' / Siluwork: MC¿I::;wt' 04 IliiLJräol/$ Materials and Waste / Finishes & Furnishings: Me<1sure 02-lrJicriur PWIII), ...---.-..."...-. » Polyurethane and acrylic/latex adhesives are noncombustible, very low in VOCs and have low odor. They provide good bonding strength with spread and cover comparable to normal construction adhesives. Most also cure at tile same rate as their more toxic cou nterpart5. » Flooring adhesives are also available in low- and lcro- VOC versions. ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES Api" ;.;00-1 FOAM SEALANTS Foam sealants are used to seal penetrations in the building envelope. Select products that do not contain hydrochlorofluorocarbons (HCFCs) .' the foam', blowing agent. HCFCs contribute to the depletion of the ozone layer and to global wðrming (for mofP. information, see Sy::;icrn'j: Measure OB-High-Elficiency Air conditioning witl1l1d",¿mced Refrip,Ar;:¡nt). Benefits Low- and zero-VaC construction adhesives eliminate the need for highly volatile cleanup products such as paint thinner. Low- and lCro-VQC products improve air quality for construction workers and occupants. HCFe-free foam sealants.,e environmentally preferable because they contribute less to ozone depiction and global warming than HCFCbô$ed foams. App.lication Polyurethane construction adhesives can be used on foam, wood, metal, fiberglass and most common building materials under most weather conditions, Low- and zero-VQC adhesives are also available for carpeting, natural linoleum, tile and other building products. Foam sealants can be used to seal penetrations In the bui Iding envelope (fur mon' U/I sCaling pt'l)etmtions, see Svstem.~! Me¡Sllr'e 10 t1äVflI1Ge(/ Ventil¡¡tion Practices). DesiRn Details To make implementation easier, include within the specifications the specific brðnd names of low-VOC products and locations of product retailers. On construction walk-throughs, routinely check discarded sealant and adhesives container5 and verify they are solwnt··free. A Many contractors are accustomed to using adheSives and sealant> with high VOCs. Early discussion, training and product testing can alleviate contractors' concerns and cnS~Jre that the specified products are used. Code Considerªtions LownVOC adhesives and sealants meet and exceed California code requirements lor reduced VOCs. The Bay Area Air Quality Management District sets standards tor vac emissions from products. These guidelines are stringent, but many products have far lower VOC levels than is required by code, Specity the lowest VOC levels PQssible by selecting water-based products and/or eliminating solvents wherever possible. FINtSHE~ & FURNISHINGS: MI:.ASURE 03 11 Z (/) I Ïl (J) Qo 11 C :::0 Z (J) I Z G) (J) PAGE 9 -------~--------------------------------------------------- '1 -:7 "'-- (J) I rrl cn k~ :1 C :::0 Z (J) I -./' ,;~ C) Cf) PAGE 10 Considerations for Residents Luw- änd zero-VQC prOdUCt5 help improve indQor air quality. This is a particular issue for tlooring adhesives that may offgas inlo II,. living space for a long time (Fini5l)e~~ & rumi$/1ing$: M()¿j$vrC 0.':1 (:¿~rpd¡ng I rioiM¡es & (lImlshiI1RS; MeiISI.JrI:: 06-Natural Linoleum). Cost and Cost Effectiveness Low- and zero-VOC adhesives and sealants do not cast more than sol- vent-based products. Some adhesives may be more difficult to locate at retail outlets, thougll most are <:Ivailab!e through normal eontractor suppliers. Foam sealants that do not uSe HCFC~ are available at retail outlets and contractor suppliers, and me competitive in price with standard products. Resources .... --.--.--- \!- BuÎldingGreent publisher of Environmental Building News, has ¡nforrnätion about environmentally preferable adhesives and sealants, incllJding product I ists and revÎews; www.buildinggreen.(:orn » Green Seal i5 a third"party li::Ibeling ;:¡gency that ha5 VOC guidelines for commercial construction adhesives, www,greenseal.org LEED Reference Guide version 2.1ha5 language on VOC requirements tor adllesives and sealants, www.usgbc.org " Bay Area Air Quality Management District sets rules for VOC lin1lts of adhesives and sealants. Oownload Rulc 51 at www.baaqmd.govldslJregslrg0851.pdf " ACWMA'. Materials Database lists products that correspond Witll tllis measure; www.multifam i Iygreen.org fiNISHES & FURNISHINGS~ MI"I\SlHU· (ß ACWMA MULTIFAMILY GFl:E:EN BUILDING GUIDELINES Ap'·:; :::00/1 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ---------------~---------------------------------------------------- o --0 rr"1 ,.,., ,,-v » --1 (-) Z (f) r>-, l", 7 ,,:::::::" » z ,---j rïl -,. -,- ""-- )::> , -;~ L.... C) í1l BENEFITS MEASURE 01 Training and ma(luals 02 Educational sÎgnage & tours This table lists thE Guidelines' Operations & Maintenance (O&M) measures, and $hows the primary benefits of each (see th~ individual trlEJiJ5Uro~ lu, dl3l'ilil~). ; I I ~ ; I I J J I I I' , , ~ ; I I ~ J I J I ,'è,'/"','A,'// /'/ß/ J ...... I. , ~; I , ; $' I I§~~J'~I J J'/~I ,¡ø /IS /1 t$'- ;/ t ~/ .:p /; /¡' J/.!!t.,~ / , 'II I..;II I J ; J! / :!' , '.$' .:f ' ~ " 'ffi,' /r;¡:/ /#/¥/öt/J:(?/'¡¡I J J I ; ; ; ~ I { { ( {. ( {......--.-{. / ~ : ~ : ~ : ~ : ~ : ~ : ~ : I ~ I I I I I ~ : ¿ : ~ : v : ~ : ~ : ~ : ~ , I \ I I I J HealthllEQ: He-duces iMoor pollut¡¡nts, promotes better indoúr ún'ilronmental qualitv, and/or prQvidl;!s QPportl!nitiE'!:=' for impruved publiC hùalttL Sitttteommunlty: Protects land, watE;!rðnd ¡¡iron and neBr site froni pollution Or othûr environmental damaRe, u~s munidpal infrastructure more efficiently by redeveloping building Dr site, and/or prollides important and needed amenitii;!5 for the surrounding community. Energy EflicÎl!lncy~ Reduces building tner~v cons.umption, WMer Efflcle"(:y~ R~d\~çes warE'!r use in building cHid/or on site. M~terla I;:ffl~lency, RedlJr.p.s, reusesi!lnd/or recyclesrm:llr..:ri¡ls that mieN h::¡ve CJthE'!rwi:=.e p.nded up in landfills, reduces rrmterl<lls needed to construct or operatE! ~he building, and/or uses mi:lt¡¡riõlls produced in 1':1 way that minimizes E'!nvironmE'!ntaldamagE'!. O&M: IncreasE'!s building's dur<:lbility, ¡md/ur reduces oper(ltinp; (lnd Illi!inten¡¡nce expenses. Resident Satisfaction: Saves residE'!nts monE'!Y and/or improves résldent~· 4U¡jlity ot lite. ENERGY STAR~: HelPs achieve ENERGV STAR~ for Homes certlficatiön. -----------------------------------~----~~~-- ----------------------------------------------------------., PAGE :i! OPE:RATIONS & MAINTENANCE ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES ^pril 20U4 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · -------------------------------------------------------------------- KEY CONSIDERATIONS INTEGRATED DESIGN Good operation and main'tenance practices actually start not with the building manager but with the developer and the architect, and should be addressed early in the design process. Specifying high-quality, durable. vandal-proof materials will make a project easier to maintain over time. Site and building designs that encourage community interaction will instill pride in residents and deter crime (far dt;!h~ilerl r~mmer¡datian5 on design strategies that provide the foundation for a well-maintained, dtir8ble project. see the Planning & Design sectiom). COMMISSIONING Green building guidelines for commercial censtruction often recemmend that commissioning be a part of the integrated design process. Commissioning is a systematic process of ensuring that all new building systems perform and interact according to original design documents and the owner's intentions. However, in multifamily residential projects-and in affordable housing projects in particular-commissioning per se is not generally performed. One reason is that building systems in large commercial buildings tend to be much mOre complex than those in small-scale mUltifamily buildings. Also, affordable housing developers often own and operate their projects Or represent the owner's interests, so they are typically closely involved in the design process and perform a high level of testing during construction. Design teams might want to explore the benefits of cemmissioning if they are developing a large, high-rise multifamily project with complex building system5. COST Over the life of a building, O&M costs will greatly outweigh construction costs, 50 it makes sense to take steps to design a durable, energy-efficient, low-maintenance building. No matter how well designed, however, every building needs to be properly operated and maintained if it i5 to perform well year after year. Energy- efficient homes, for example, will only offer substantial long-term cost savings if eccupants understand how they work. This is especially true for design strategies that people may be unfamiliar with, such as passive solar heating. It does take time to develop manuals, signage and displays and to provide O&M training to staff and residents. While it's difficult to quantify the cost savings that result from these efforts, it is reasonable to assume they will contribute to a healthier, longer-lasting, more energy-efficient building. MARKETING AND COMMUNITY RELATIONS Educational displays and tours can be an important marketing tool for developers. For affordable housing projects, these efforts can enhance a developer's reputation among stakeholders including community and political leaders and funders. For market·rate housing developers, displays and tours can attract positive media attention, which may help drive interest from potential tenants and buyers. o -0 rr1 :::0 ~ o z (/) Qo ~ » z -- rrl Z » Z o rrl ---------------------~-----~-~------~---------~------~---~---------~ ACWMA MULTIFAMilY GFt~EN 6UU.DING GUIOELlNES A)fil 2004 OPERATIONS 8r. MAl NTENANCE ,'Mr::3 r'....~""""", 11,"".""""",,11 ~<o I'n , J- '.-, ...' -1 ".."",,,~ II III ".""",,,,,.,,,1 ."'''/') I..." .." (>: ,liMI:,,,. ~~:~:~M ']'.."..'... ,,,,,,,,,,,,,"""'" --I 0; <11::::..:... .-,...., .....1..",;;:;:1> ~::~"~ ("""'1' "'" "", Pl -----------------------------"" .. - - - - - - - - - - - - - - - - - -. ....------ ROLES AND RESPONSIBILlTI ES " De.elo""r and projed manager. Don·t wait until construction is complete to addre" O&M strategies; instead. make O&M an integral part of the development process. Designate a party to be regponsible for assembling O&M manuals and developing training. Work with local officials to provide transit passes for residents. " Architect. Incorporate design strategies that promote salety and secuflty. Specify low-maintenance materials and products, Assist with çornpilation of materials for training and maintenance manuals. Building manager. Make sure all O&M procedure< support the project's green goals. Provide residents with training arid manuals upon move-in that illustrate how to operate and cöre for their homes. Train maintenance staff $0 that they understand their role in contributing to maintaining a healthy and green building. Coordinate the implementation of transit passes. ."""'__~_~~~'_""""''''''''''~,","~'..'''",,,,_,~,,,,,"'~,"__'_".__'' .~."._~~m,..~.·.". '1"1' "1,;I,lli ,.~'::::.:~~~ Frel:': rran!;it passes (Ecopasses) were dcvtlOl-!ùu lor residentf> of (!n ¡¡fforc:lablp. housing devp.IQpm~nt in the Bay Area. (OperaliufI'.i & Milinten¿mce.. Mf!{t.SUff! ()J-Training and Manuals) "'----------------------- -~~-- ""~____________________________w ~'^(ìl 4 OPERATIONS & MAIt.lTENANCE ACWMA MUlTIFAMilY GREEN BUILDING GUIDEI.INES Arml )(")04 · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · - - ~ -- -------- -- - - -- -------- -- -- - -- --. ----------- TRAINING AND MANUALS Provide Residents and Staff with Training and Information WHO KEY BENEFITS y' Developer/PM .¡ Healtll/IEO .¡ Site ProtectlOrl .¡ Frl~rt~Y Ffril.:iency .¡ Ar(:hitect .¡ W¡:jh~f' FHi(:;~rìr.y .¡ ß(jild~¡ .¡ Resource Efficiency .¡ Resident .¡ O&M .¡ Building M¡)nager .¡ ~csidcnt Satisfaction Recom mendation --.......---- ..-..-...- Provide terliHlh, horm~()wners and rnöirlterklrlce staff wilJI training ,'I lid ITlöl"llJdls eJrl blJildirlg opelalion and rnöirltenönce. Provide irlforrnöliorl on ncarlJY trallslt wflerc applicalJlc. Description To maximize tl1e benefits of energy etticlency, durability and indoor environmental quality, green buildings must be properly operated and maint;:¡ined. Over the life of d building, operation and maintenance costs will greatly outweigh consLruclion costs. Energy-efficient homes, for example, can only offer substantial long-term cost 5~:JVir1gs if DCClJp<:lf1ts understand how tl1e systems work. Ihl8 is especially true for slrategies thäl people may be unfarniliclr Witll, suell as passive solar heating. Materials used in green buildings somctimC5 r~qlJire different maintenance procedures to prolong their life, SlJr.h as lJsing nontoxic cleaners. Educating residents and staff on proper procedures will help extend product life and maintain healtllier interiors. öome developments are located adjacent to public tran~it. In these instarH::es, clJrlsider erecting a transit kiosk or otherwise provide ínformation on travel in the local area. Work Wit!1 local Jurisdictions to incorpomte bus SLOps or olher public Lransit options to residents. Benefits Rcnefits include reduced energy costs and fewer product replacements. [Jy actively involving residents and staff if! I'<:Jking cC,¡re or their building, owners can Ilelp instill a sense of respect for the development. This can create a ACWMA MUlTIFAMilY GREEN BUILDING GUIPELIN~S Ar.:ril ;1(,1()4 good relationsllip between occupants and Qwners, <::Irld im.:rease the perception of safety by fostering community interaction (PI,;¡Jnil1p and Design: Measure OG-Design for SiJfely), Application All new residerlLs should go through a basic training session that highlights the horne's key green and maintenance attributes. Along with the residency agreement, provide a manual with infQrm~tion th<::lt reirlforces lhe training. Providing training to mainten~nr.e staff ärld building operators on operation and maintenance procedures. A detailed rnanlJ~1 should be available for easy reference. The manual will also be useful for quickly training new employees. Tours and signs can help reinforce tile preferred QPF.r~tion and rr1äintenänce practices (Oper¿¡¡iu!I:i& Mi.Ú¡¡teMI1Cf!, Mf!a.~/!rA O;.1-FdlJr.ational Signage imd Tours). Tours C8n also include local transit options so th~t residents can becorne familiar with the neighborhood, Desi:!n Details rrovide informatic)[1 tn residents throllgll a combination of trainings, manuals or signs; Energy efficiency~ [}isclJSS how tD oµeraLe appliances, thermostats find lighting to save energy. Where applicable, discuss meUlOds to improve passive snl<::lr heatirlg arId cooling performance, such £IS furniture placement, paint colors ~nd shäding devices (System:>: Mõ.'¿lsurc 01-·.piJ:i:iI~L' So/ø, IfOMinR), Illustrate how window operatiorl can influence natural ventilation (S~itGms.. ML'<'j~'urr) 0/ Moid ;Ii/' (:onc/i¡irJl1il1p). Finishes; Discuss why the products were chosen, wllat makes tllem green, and how to maintain them to ensure <::I long lire. Indoor air quality~ Explain the sleps that were taken to provide good IAQ. Di5CU5S healthy mair1Len3nce praclices, including nontoxic cleaners and low-VOC conSlJm~r products. Provide details on how to get products replaced or repaired. Recycling and community facilities, Provide detolls on recycling, ride-sharing, central laundry and community programs. Natural surveillance; Discuss design elements tl1at help provide si:lfeLy (Planning & Dr:':iign: Ml'¿I:iUrc 06 UO~lfln tor $M~ty). Eca-passes; Some developments provide Iransit pi~S$eS that provide residents with free use of local mass transit. These "ec:o, pässes" are most suited to multifamily residences in urban environments. Post-construction tour; allow future residents In tour the site during th" I'M phase of construction to create a sense of ownersllip. OPERATIONS & MAINTENANCE~ MrASlml ()l o U rTl :::(J .....1 ,,--,1 :') -""···,:W t,/) )(:'Ç:I -" < -" :þ' -.' ¿" --1 rr¡ --;::0 .- ;:,:::11 . . "J:I~ ...c:,:..,~_ C-) '1 l'AGf 5 -------~------------ o U Pl ::J::J ::þ -I o Z en Ro --'" <'" ....::,. » 7" ""--, ---,I III Z » Z n [Tl PACE 6 Provldo residents with a small resident's manual tllat, at a minimum, includes: ¡¡ Product manuals for all installed appliances. _ lips on how to save energy (for example, PG&E fact st1eets or similar public1::Itions). » Clcaning procedures for tile green building llatcrial~ (f illl'Jlic'i & Furnishings: Measure 06-NiJllJfiJl Lmo!cum), ^ copy of Fðnnic Mae's Guide to Buying and Maintaining a Green Home. A list of environmcntally preferable cleaning products (ACWMA'g "Recipes for a Healtl1Y Home" is a good resource). » Inforrn;:¡tion on pollution reduction steps taken, such as jow vac paints or integrated pest management. Fncouragc residents to embrace tllC same principles in their own purcllases and activities. Information on detecting early signs of mold and steps to prevent, remediate or get help witll mold. " Print the manual double-sided and on recycled paper. DURING CONSTRUCTION Add reqUirements in Construction Documents tl1at require the contraclors to train the maintenance staff upon completion of conS1.ructiurL Also include language in CDs tD en5ure that the ~ubcontractors provide all necessary information for the manuals. MAINTENANCE AND STAFF Provide training to all new staff memhers and regu!i:lrly clleck compliance by keeping a record of lraining sessions. A comprehensive manual th<::lt in\.ll.Jde~ the following should he readily available to all employees; » M<':Iinlenar1ce schedules for all areas and finishes. " A list at required cleaning products tor eacll green building material. Specify low-toxic and biodegradable products wherever possible. Include product names, ordering in'formation and cleaning instructions; ideally, products should be available locally. Keep on hand an adequate inventory of the required cleaning products. » Cut-sheets of everything in the home that may need replacemcnt or repair in the future. Includcs electrical boxes, switches, wall coatings (paint colors and br<::lnds), toilets, sinks, faucets, hardware, flooring, towel bars, replacement tile and more. Keep on hand an assortment of the rnosL frequenLly replaced items. » An extra set of pl<::HIS for ~L::lff to refer 1'0 when working with service personnel. OPERATIONS & MAINTENANCE: M£AßURt. 01 -. .- - - -. - ---------------------- » InformJtion on proper dispos<::ll tectHliques fur hazardous and nonhazardous waste. » A vandalism management plan (I-'/wlllillg & 01);>180: Mef/$tIre 07---,V¡¡I1r1,:¡lism DAtf'HenCe and ManagerJJenl"). Code Considerations None. Considerations for Residents ---.-.-.----. Occupants will beller understand how to improve tl1eir 110me's energy efficiency and indoor environmental qIJölily, I," be Iter acquainted with the development and have a stronger connection to the community. Cost and Cost Effectiveness m:a:IIlZZI Developing, a5sembling ~nd re ~~ producing manuals can take time. ~... Providing trainings to tenants and maintenJnce ~taff will be an additional ti:lsk for property managers. However, once Ð system ís in place, the pro- ces~ carl be repei':ll:ed for all new developments. Cost sav- ings from reduced operation and maintenance cost5 are härd 10 quantify but are possible witl1 'UCll a program. Compiling materials to include in the manuals Sl10uld be coordinated with the geneml contractor and architect before construction starts. These tasks gencrJlly don't C05t anything but require persever<::lnce to collect all paperwork. Resources » ACWMA had published a Fi':IcL Sheel on Environmentally-Preferable Janitorial Paper Supplic5 and tile GUide to Recycled CoMent Janitorial Paper Products jr) Alameda County. » ¡Recipe~ fOf Healthy Home"; httpJ/llousehold-hazwaste.orglalternatives.lltml » Fannie Mae's book, Horne PerfOrmi:lrlCe PDwer: lannie Mae's Guide to Buying and Maintaining a Green Home. Nonprofits may order 50 free copies per montll; order code HI27~: Tel. (SOO) 7FANNIE www.fanniemac.com(n~w5releasr.5(?OOO/ ] 1.:17.j htrn I » Mothering magazine 11as good online articles about norlLoxic hous6cleaners: www.mothering.com/I O-O-O/html/l 0-3-0/non-toxic cleaning.slltml PG&E 11as fact sheets on energy savings, www.pge.com ACWMA MUlTIFAMILY GREEN BUilDING GUIDELINES ^IJri1200L · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --. EDUCATIONAL SIGNAGE AND TOURS Teach People about the Project's Green Features WHO KEY BENEFITS Ý Develop~r/PM Ý runcJer Ý Hcaltll/lEQ -J Site/Community -.¡ Energy Efficiency Ý Water Efficiency -.¡ Resource Effie iency Ý O&M -.; Resident Satisfaction Ý ENERGY STAR" ..¡ Ar(:hir~r:t ý Guilder .¡ Rf;!s;id~nt [¡tV IS ION 6: Wood & Plastics, DIVISION 10. Speclaltie5 Recommendation Providc instructional rnaterial;;, oigns or tours to cxplain thc project's green building cornponents. Description Signs, tours and displays can be effective ways to demonstrate irnpúrtant green features. Audiences may include tenants, maintenance staff, building operators, Ihe public and local news agencies. Place permanent displays and signs to highlight green building attributes. Brochures that enable self-guided tours can also be a good way to inform people abuut the project's environmental attributes and the maintenance änd operäling needs of lhe Units. Regularly scheduled tours rT1äY help promote lhe project and its design el~m~nts. Benefits Signs, displays and tours provide opportunities to inform building residenls élnd the public about the buildingls cnvironm~ntal design stralegies and other beneficial features. 8y focusing on green blJilding attributes, developers can convey a positive message to the community. ACWMA MULTIFAMILY GREEN 1:!.Ull[)NG GUIDELINES April 200'1 .---------------- Application Applicable to "II multifamily projects. Even if a project includes only a few green building strategics, it is lJseful to make them known to residents and the publ ic, Design Details SIGNS AND DISPLAYS Many displays require little time to design "nd can be completed after torJSlruction. Displays with glazing that reveals tile structure of walls should be conceived of during the design phase, ......- Contractors are available wh~) can create displays C:!bouL green building materials. Displays may include material samples, along wilh descriptions of what makes each product gre~n. Include ir¡formation on maintenance and performance. Sigll~ like [IllS IJne, from t!)e medi;:¡ tour nf thp. Livermore Centex zerü ¡Iel erl~rgy ~lürrle, ~lIgtll¡g~)L envir'onn1enrfll .'IttrihlJtp.!; of matp.rials. OF'ERATIONS & MAINTENANÇE~ Mr^:;IJl¡- I];.' r"I"''"; » , ----; c' "'''''''"''';::::J ,...::::~'"..- (I) (;>0 ,IK!:;" :~;~: "",.,,,,> ,;.....'. ""-;~;;. ~-" .--j ;-n &~'::'~ .' ,'~:.---. p, 7 ","--" ,---) , . (["I rW;E7 -------~ o U íTl :::0 » --1 o Z if) Qo ~ » z --1 íTl ¿ » z o íTl ¡'M.,I- B --------------------------------------- Possible locations for signs and displays include, Common areas, Hallways, lobbies and community centers are good locations for general displays about the projeçt'5 goals and overall approach to green building. /> Landscaped areas: Highlight n<:!tive species, drought-tolerant plantings, and integrated pcst management (lPM). . Parking lots or entrance walkways, Point out permeable surfaces, cool-site materials, recycled rnateria!5, FSC tri m. ~ Walls: Have cutouts with vision glazing to showcase insulatiQn materials Qr displðY samples of alternative insulation. ¡:, Photo'Voltaic:s~ Interactive displays in the lobby showing the quantity of electricity generated on site can promote renewable energy and wise energy use. TOURS Tours can take place On a regular ba5is-pert1aps bi- weekly Dr monthly when the projeçt first opens, then at longer intervals as indicated by community interest and tenant turnover. Areas to higlllight in tours include, Design elements of the buildings, such as orientation and placement on the site Landscaping design strategies Mechanical rooms with high-efficiency equipment Rooftops (if the building has PV panels or cool roofs) 'i> Interior finishes that are durable, low-VaC, or have no added forrnaldehyde Sustainable living practices including maintenance, cleaning products and furniture selection criteria Code Considerations ---. ..-..---..--.----- . _...n.._...____ None. OPERATIONS & MAINTENANCE: MeASURE 02 COI!~iº.~ra~ions for Residents In multifamily developments wltll hlgll turnover of residents. sigr15 and lours help educate new residents on how their homes were built and work. This, in turn, may increase tile buildlng's longevity as well as energy and water savings. Occupants may also benefit from a sense of pride that comes from having something positive to show visitors and from learning about their homes. çost and Cost Effectiveness mml:lZl Signs and exhibit display prices vary ~~ widely depending on complexity. ~-..- They can range from a few hundred dollars for a simple sign to many thollsands for interac- tive displays. Resources " LEED Rating System. Innovation In Design sectiQn gives credit tor interactive displays with sigllage (SOf~ Credit Interpretation Ruling #0121-fdcll-092801): www.usgbc.org ACWMA's Materials Database lists products tllat correspond with tt1is measure; www.multifami Iygreen .org Thi!; permanent green huilding display is huilt into i!n ¡¡Ir.ovp.. The display hi:l!; pi:lge!; thAt vi"it()fs ~.=..n flip thmlJgh to lei!1"n ¡¡holJt green Z1&pects of the buildinp" ACWMA MULTIFAMILY GREEN BUII,.OING GUIPEI"INES ^Jlil ?004 · · · · · · · · · · · · · · · · · · · · · · MULTIFAMILY GREEN BUILDING GUIDELINES ----------------------------- -------------------------------------- · · CARMEN · AVENUE Orientcttiun, Ori,enJoJion, Orientati011 · · · All i ed H ousi ng has designed a 30-unit community to be built in 2005-2005 on Carmen Avenue in downtewn Livermore, C.lifornia, · across the street from a new library. The development was carefully planned · from the outset to inccrperate green de.ign. Key features include passive solar cooling, natural ventilation, use of low-toxicity fini~h materials, · exten5ive (lCCe5~ for people in wheelchairs, a photoV'oltaic power system and · a plan for jobsite waste minimization and recycling. The primary outdoor spaces are a central courtyard framed by the two building., and a parking lot in back. · · The project architect's mantra during design was ¡Iorientation, orientation, orie:ntatìon," Once a project's loc¡¡:¡tion is determined, the focus should be on · getting the building orientation rigl1t to take advantage of solar access and prevailing winds, and to improve circulation pattern$ for re5ident5. · rt ~...... L 'Ii j I',: '.,':":1 " .~ __----.:....c. ~ · I',' ')"I! ,11~'i.;¡,..I:; IJII(If.¡·;(',II:II;;¡,i/ll¡ {II,'III" ,'" :li'll 'I" :.' .';11111" 111'1('1,'1,//,'1'1,. '11,"'11 ''}Iill·('. \",i'II,' illl,d ill'I'!"". 1',11" :;11/' í,;/l1I ,III ,'11," r~I,1" ;,F :1:/1' III,II'II,III'¡! ,':'',In·li·d: I.' /'1'"11 ,'," lill' 11,1,/.;11,1,1:',11,' I,ll 1:11'/, 'II'DI, ~ui, '10'.'1./' l!.f,,'I"III!:I:iJ.¡il.'I:..'1 !III' "1',1, · (j GREEN BUILDING ~(MyIhsil~11IiIIr«tt ~(IId¡'~.~IIaa¡u!i~/JwtrJ April 2004 ACwMA Multifamily Green Building Guidelines p.l !\ "'" -roo"",. , ;,) LOCATION Carm@n Avenue, Livermore. California PARCEL SIZElDENSITY 1.04 acres; 30 dwelling units per acr€! BUILDING TYPE Two buildings (2- and 3-stories) with rental apartmemts TOTAL SQ. FT. 24.558 sq. ft. TARGET POPULATION Low-income adults with physical disabilities, and women who have suffered domestic viol@nce and are graduating from shelters into permanent housing. NuMBER OF UNITS 30 total Studios: 2 I-bedroom, 5 2-bedroom, 16 3-bedroom: 7 COMPLETION DATE 2006 (estimated) OWNERIDEVELOPER Allied Housing, Hayward, CA ARCHITECT Kodama Disef'lo Architects, San Francisco and Oakland, CA GENERAL CONTRACTOR Suns@ri, Chico, CA CONTACT FOR MORE INFO Marie Lee, Executive Director Allied Housing, Inc. 22245 Main Street. #204 Hayward, CA 94541 TEl 510-881-7310 FAX 510-881-7320 [MAIL mtf!e@alliedhousing.org WI:.I::I WV\Iw.alliedhousing.org ---------------. ('.....' '~I .. .- 'r"__ _J,..""~ (/' - ) rr'l (f) -"""~ C" "-'1 \.....~.} ..-.< .. __ .. ,,. ._. __ - ._ - .0' .,. "~---------------------------------------- -What Makes it Green - ENERGY The developer is taking a comprehensive and integrated approach to green design at Carmen Avenue. But there is one fundamental element that stands out, Hot summer temperature, of lOO°F and higher led Allied Housing and Kodama Diseño Architects te focus on heat gain and thermal mass, and to use the cool night air and the consistent afternoon breezes to make the design energy efficient and comfortable. The goal is to reduce the need for air conditioning to the point where it is rarely needed. Some of the solar measure~, like orienting the buildings along an east~ west ..is, took time to work out, but will cest nothing extra to build. Other measures, like the 3-foot overhangs, have a price tag, but will significantly reduce cooling loads and the tenants' energy bills. The table below shows how the design team approached the challenge of getting the cooling loads cl05e to zero, beginning with the building erientation. Cr./.tl.in.g Ul~' COldi.r1,;'; /'f!ruL~ 1. BUILDING ORIENTATION- Elongated along east-west axis 20 GLAZING PLACf;MENT - Almost all glazing is on true south and true north facades 3. GLAZING TYfJE &. WINDOWS - Low-e~ insulat@d glazing with vinyl windows 4. ROOF INSULATION - R-38 loose-fill cellulose p.2 5. WALL INSULATION - R-19 fiberglass batt with no added formaldehyde 6. OVERHANGS & TREES - Deep 6-foot overhangs on the south facade of one building¡ more modest 3-foot overhangs on the south facade of the other building. One large tree will be preserved in the courtyard between the two buildings. 7. FLOOR MASS - Outdoor walk- ways are concrete deck; interior floors are not mass construction 8. WAL.L. MASS - 5/8-inch gypboard on all walls and çeilings 9. RADIANT ElARRIER .- Yes 10. ATTIC VENTING - Ridge vent 11. SEALING DETAILS - Sill plate gasket, outlet gaskets, caulking, taping and more The apartments will also have combined water/space hydronic heating systems, ENERGY STAR® appliances, and fluorescent lighting in bedrooms as well as the kitchens and baths. An energy-efficient Kane Ecodiso elevator has been speCified. Finally. a significant portion of the eiectricity needs will be met by a rooftop solar photovoltaic power system. MATERIALS In the spirit of ureduce, reuse, recycle,' the project team focused on minimizing jobsite waste by specifying factory·built walls, setting up a plan to donate unused construction materials, and writing a Section 01505 censtruction and demolition waste management plan. Construction materials were selected for durability, mold avoidance, nontoxicity and recycled content. Dozen~ of green mè:terials were specified, including high.volume flyash concrete, fiber-cement siding, engineered lumber, FSC- certified roef trusses and OSB sheathing. Floors are finished with recycled content carpeting and natural linoleum. HEALTH The apartments are insulated with fiberglass baits with no added formaldehyde. All interior paint is low·VOC. Wherever possible, metals will be prefinished to avoid using oil-based paint5 in the field. Ceramic tile, natural linoleum and low-emission carpet are planned for the flooring. ACWMA Multitamily Green Building Guidelines April 2004 · GREEN at a GLANCE · Key green aspects of Carmen Avenue are I isted here, · PLANNING & DESIGN · Proximity to pUblic transit and neighborhood $ervices · Parking in back helps create pedestrian orientation · Orientation for passive solar cooling, natural ventìlation and community interaction ,. Low~water landscape III Existing mature tree preserved onsite · UnIversal design · · · · SITEWORK · Section 01505 C&D waste management plan III Plan to donate unused construction materials · STRUCTURE · High-volume recycled flyash conCrete FSC·certifiBd roof trusses · Ensineered lumber and OSB sheothins · Factory-built walls to minimize waste III Roof insulation: R-38 loose-fill cellulose¡ radiant barrier · Woll insulation, R-19 fiberglass bott with no added formaldehyde l1li Fiber~cement siding · Low-e' double-glazed windows with vinyl frames · · · · sySTEMS III Passive solar cooling and thermal maSS (concrete deck walkways, 5I8~¡n. gypboard) · Combined water/spoce hydronic heotlng III Sealing details: sill plate gasket, outlet goskets, caulking, taping · Fluorescent lighting in bedrooms as well as kitchens and bathrooms · Photovoltaic system II Energy-efficient Kana Ecodisc elevator · ENERGY STAR" oppliances II Central laundry III Good quality faucet aerators and low- flow showerheads · · · · · FINISHES I. FURNISHINGS l1li Low.vOC interior paint · Preflnished metals · Recycled plastic benches · Ceramic tile, noturolllnoleum ond low-emission carpet · · · · · ------------------------------------------. ------------------------- · · WATER · The landscape was designed to use very little water. With the exception Of a small grassy play area, the plants are drought tolerant and many are native. The irrigation system uses high elliçiency bubblers and drip to deliver water more efliciently tllan pop-up sprayers. ENERGY STAROO dishwashers, good quality laucet aerators and low-flow showerheads will al.o >ave water. ,.1, I · COMMUNITY DESIGN · Parking was moved to the rear 01 the site so that the homes could connect with the surrounding community. The site is located on two bus lines and within a short walk 01 a grocery store and public library. The contractor is planning to preserve ¡:¡ I¡:¡rge mature tree in the courtyard. A central onsite laundry room saves capital and operating cests and space while providing commercial-grade washers and dryers that clcan clothes hetter than residential machines. · · · -1j ps from the Trenches. · Spend most of the design time and bud~et on low-tech solulions. Start the design of HVAC and lighting by trying to minimize or even eliminate anything that use~ power Of requires regular maintenance. Passive features that use standard con5truction materials are sometimes less expensive upfront, and are always less expensive over time. At Carmen Avenue, the passive features include the solar orientation; 5/8-inch gypboard throughout for thermal mass; exterior walkways to form deep south-facing overhangs; high-performance glazing; and high interior volumes for ventilation and dayligl1ting. Only alter maximizing the low-tech features sheuld effort be spent on designing HVAC and lighting systems and controls. Don't exclude good idee1!; early on just because they :<:ie-errl expensive. The Carmen Avenue buildings were designed frorn the start with large open roof areas sloping towards true south at an ideal solar pitchlo allow lor the possibility of installing photovoltaics. Recognizing that nothing ever gets funded that isn'l already in the design, the team designed the solar electric system before funding Wa5 found. Good ideas, even if they seem expensive, should be kept on the table at least until the end 01 design documents. You may find money for it! you may find a cheaper method, or you may find a good deal that you weren't aware of. In some areas. technology is advallCÎng rapidly. Elevators without machine rooms, for example, carried a significant premium when design began, but · · · · · · · · A¡Jril )(O/ ACWMA Multifamily Green Building Guidelines p.3 "1" ~..........~.:.;¡ ;~-,/) ~- (....~ I...,f " "'"'j /~"."."", \"",,,,,,, ~',,".,~. \ ' '0...,... p.4 - - - .- - - - - - - - - - - - - - - - - - - - - - - ---------------------------------- · by the middle of construction documents their prices had fallen to nearly match traditional systems. Similarly, the estimated labor cost for installing the photovoltaic system fell dramatically during th" year of design work. The bottoni line i~ that cost information more th,;m three months old is obsolete. Encourage team members to learn from experienced colleagues. ACWMA had requested that high-volume fly ash concrete be used on the Carmen Avenue prcjeçt. The contractor had used this material before and was quick to accept it. On your projects, if your contractors aren't familiar with high. volume flyash mixes. telling them that it reduces landfill waste isn't likely to win them over. Instead, have your contractors talk with other contractors who have successfully used high-volume flyash concrete. Put green product sales representatives to work. When making a case for Ilfecycle cest benefits or when managing the submittal process in construction, get product representatives to support you. Many sales reps have PowerPoint presentations, lifecycle cost analysis spreadsheets and .tudie. that support the use of their product., and some will provide assistance with submittal review and even provide oversight of the installation. Linoieum flooring is a good example 01 a product that is widely recommended because of its durability and nontoxic nature, yet it require5 a higher level of technical knowledge to install properly. On the Carmen Avenue project, Forbo Linoleum reviewed specifications and will oversee the installation. . Financing. Green building features were designed into this project from the beginning. SITE ACQUISITION COSTS.... . ..... ... ...... $1 million DEVELOPMENT COSTS Construction ................................... $6 million Soft costs. . . . . . . . . . . . . . . . . . . . . . . . . . . $3 million Total. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $9 million MAJOR FUNDING SOURCES City of Livermore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . County 01 Alameda. . . . . . . . . . . . . . . . State MHP. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4% tax credit. . . . . , . . . . . . . , . . . . . . . , . . . . . Perr'll¡¡:¡nent loan. . , , . , . . , , . , . , . . , , HUO....................................... $2.5 million $0.6 million $2.1 million $2.8 million $1.5 million $0.5 million AVERAGE COST/SQ. FT.. ... ...... $360Isq. It. AVERAGE COST/UNIT. . . . . . . . . . . . . . . . . . . . . .. $330,000 AFFORDABILlTY TARGETS 30% of area median income. . . . . . . . . . . . . . . . . . 50% of area median income. . . . . . . . . . . . . . . . . . . . . . . . . Onsite property manager. . . . . . . . . . . . . . . . . . . . Ilunits 18 units 1 unit ACWMA Multifamily Green Building Guiddin~g April 2004 MULTIFAMILY GREEN BUILDING GUIOELlNES CASE STUDY CARMEN AVENUE This Caae Study was written by the Alameda COlJrlly \ML~I~ M<lrI<~~rn~Tlt Aulh,)rI 1..1' ;J~ jI;JrI. III" ¡Ii> Multif.Hni I)' (;r!::('~ n B~Úld i (¡g C;'u ¡dd¡n(:~. 1'0 obt3in the Gu¡d~.liIKfI and many o1:h~~1' '\'\o'3stC reduction a.nd green building publications, vi~it w'ww.l1:nIHifal.lilyg..~~II.ú'g OTC3.J.lSIO ('14 1699. G GREEN BUILDING ~(¡wryb~ AiIr1IiII1rrlMJfySdu(.¡w,.'I1t:n,,=~SLud · · · · · · · · · · · · · · · · · · · · I MULTIFAMILY GREEN BUILDING GUIDELINES · CASE STUDY - - - - - - - - - - - - - - - - - - - - - - THE BREAKERS AT BAYPO RT A Cood-andAffordable-Fit · · · ...., ,4 > Resources for Community Development (RCD) is developing a project of 52 apartments and · 10 duplexes to be built in 2004-2005 within a neighborhood 01 single· family heuses en Alameda Island. Because 01 the scale of tbe existing home., the city limited the height ot the mullitamily project to two stories. · His project's green building features need to "fit in," meaning they cannot look drastically different from the surrounding homes. · · Key green building attributes will include hydronic heating, 2x6 stud walls insulated to R-19, efficient fluorescent lighting in mest rooms, and low- · emiS$ion çabinet5. Some unit~ will h¡¡:¡ve low-e window$ with vinyl frames, and all ground-floor units will be built with natural linoleum tlooring. The · only green elements noticeable to the neighbors will be onsite bioswales and drought-tolerant landscaping. In the Bay Area, low-water landscaping · techniques are com men even among high-end homes. se this feature was · acceptable to the community. · LOCATION Alameda, California PARCEL SIZE/!:)E.NSITY 3 acres: ?l dwelling units per acre BUilDING TYPE 2-storYi 5?: ap¡.)rtm~ntg and 10 for· sale duplexes TOTAl SQ. FT. 65,300 sq. It. (net) TARGET POPUlATION Families with low incomes NUMBER OF UNlrS 62 total 2-bedrorm1; 34 3-bedroom: 28 COMPlETION DATE 2005 (estimated) OWNER/DEVELOpER Resources for Community Development. Berkeley, CA ARCHITECT JSW/D Architects, Berkeley, CA GENERAl CONTRACTOR Segue Construction, Point Richmond, CA CONTACT FOR MORE tNrO ßrian Saliman Resources for Community Development TEL 510841441Oext.l/ Debbie Potter City of Alameda '" ölO-149-5800 · ('('(!c's/rim] paths throu.gh the cornrrwni.lx lead /'0 an e'1:ccpt,ional cornrrtluÚ.IX cenl.er with an afier school care prognnn. · · ~iJ GREEN BUILDING ~((IIII~I'I(I!I¡pMlMopIIIlIII1tj~o Aii",IhT¡"r''''!f!ilJJ",.i'rl.rl¡'',w.i''''~Blud April 2004 ACWMA MIJllif¡'Jrrllly Gr'(~l,!n Building Guidelines µ,I .......'~.. ""'"'''.... .,,1....,..:;. .~, .. ~ 1'''',/ , -,,~.~,~ 1'" .....,,'..,_. ',',_.,~¡ I. , '......~f· 1'.2 · What Makes it Green · ENERGY .' The building 5hell i5 insulated beyond code requirements with R-19 batt insulation in the walls. As part of the design assistance offered by ACWMA, raised heel trusses were recommended. The architect was pleased that this low-cost item would improve energy efficiency, arld the contractor verified that the additienal cost, if any, would be very small. Some of the double'pane, vinyl-frame windows will have low-e glazing. The drywall is 5/8-inch thick, which helps improve the sound 5eparatior' between units. An efficient combined hydronic system provides space and water heating. Fluoresc::ent light5 are used throughout the homes, except in the dining areas where people generally preler dimmable light5 (dimmable fluorescent fixtures are available but cost considerably more than nondimmable fluorescent fixtures!. - MATERIALS Durability is a major focus of this affordable hOU5ing project, so the architect selected low maintenance fiber-cement siding, 30-year roofing, and high quality hinges for cabinets. The Hardiplank fiber-cement siding is composed of cement and recycled wood fibers and i5 designed to look like traditior1al wood siding. Linoleum flooring was too expensive to include in all the units, so a decision was made to install it in all the ground-floor units, where the installation was least expensive. On upper floors, the Iigl1tweight gypcrete would have made it necessary to add an additional layer of plywood subfloor on top to guarantee proper adhesion of the linoleum. Recycled flyash is specified te replace 28% of the cement in concrete, helping reduce CO, emissions associated with cement production and helping keep flyash out of landfills. Exterior benches are made from a composite of recycled plastic and wood fiber. The architect incorporated ACWMA's model specification 01505 for a construction and demolition waste management plan. The architect and developer reviewed the ¡mplicatíons of this specification with the contractor. The material recovery facility ¡n nearby San Leandro is currently achieving high recycling rates from mixed construction debris boxes, so a jobsite recycling level of at ¡east 50% is planned for thi5 project. HEALTH To help protect indoor air quality, the design team specified low-VOC paints and glues, fibergl.ss insulation with no added formaldehyde, and low- emission carpet and linoleum. The design team also specified medium-density fiberboard (MDF) cabinets instead of particl~board or other c£lbinet rnaterials that contain urea formaldehyde. While the cost of MOF cabinets may be slightly higher, they are expected to last longer and provide better air quality. The contractor's green building .;¡lIow¡;¡nçe (see Tip~ from the Trenches below) made it easier to consider items like this that add upfront costs but offer long-term benefits. ACWMA Mul1.ifijr'r'lIly Gr~~rl 8lJildirlg GlJldf!lirl!-!s April 2004 · GREEN at a GLANCE · Key green aspects of the Breakers at Bayport development are listed here. To learn about incorporatìng these and other green features in your project, turn to the corresponding section of the ACWMA MUltifamily Gree" BUildi"1l Guide/i"es. · · · PLANNING & OESIGN · Detailing for moisture shedding and mold avoidance ,. Bio$wales · Native plants and mulch in land$caping · Community Center and social gatheri ng spac@s · · SITEWORK · Construction and demolition waste mana8ement plan (ACWMA model specification 01505) · · STRUCTURE · 2x6 stud walls · Raised heel trusses · Wall insulation, R-19 fiberglass with no added formaldehyde · 5/8-inch drywall · Fiber-cement siding · 3D-year roofing · Low-@, double-glazed windows with vinyl frames · · · · SYSTEMS · Combined hydronic system for space and water heating · Fluorescent lighting throughout (except dinìng areas) · ENERGY STAR~ dishwashers · Low-flow showerheads. faucet aerators and toilets · · FINISHES & FURNISHINGS · LowNOC interior paints and glues · Low-em i£sian carpet · Linoleum flooring in ground-floor units · LowMemissions cabinets (MDF) with high quality hinges · Recycl@d plastic bemch@s · · · · · · · - - - - ,.. . - - - - - - .. - - - - - - -- - - - - - - - - - - .- - - - . - - - - - - - - - - · WATER · The landscape plan if1c1ude5 native species and mulch on non-turf areas. Storm water from the roofs and landscaped .reas will be collected in swales between the buildings. The project team initially explored permeahle asphalt and loose-laid pavers for stormwater runoff, but the price for these options was high arid Lhe dense soil made drainage problematic. Also, new storm water requirements (NPDES) are steering projects toward swales and away from filters tllat require regular maìntenance. The swales turned out to be the lea,t expensive. and probably tile best. option. Inside, the homes will have ENERGY STAR· dishwashers, and low-flow shDwerheads and faucet aerators. The specifications give preference to 1.6 gpf toilets that are approved by the East Bay Municipal Water District. EBMUO's list of preferred toilets gives designers a tool to differentiate between all the 1.6 gpf toilets on lhe market and select one with better performance (some toilets rated at 1.6 gpf actually operate over 2.5 gpf once tile original flapper valve is replaced). · · · · · _._."."""--",~::,...,.."""_.,,,.,,-~--.,.-",,,-,,-,,---_. - ·_·_--:::-~'~:'.-""""'-"""""""'C·"~:::P:· · -- ;¡¡ · COMMUNITY DESIGN · Initial discussions between the city and the design team favored laundry hookups inside each unit. Noting the benefits of centralized laundry tacilities, inCluding water and energy savings and mOre community interaction, tile decision was made to include the option for cenlralized laundry. In the final plan, most units were designed to accommodate a w¡:Isher and dryer inside a closet, while the common house will include a central laundry facility for residents who do not wish to purchase their own equipment. other community design features Include pedestrian paths through the community that lead to an exceptional community center with an after- school care program, including outdoor play areas and a computer room. Next to the community center is. a pervious hard surface area with rolled decomposed granite, allowing water to drain into the soil, reducing runoff and municipal stormwater system volume. · · · · · . Tips from the Trenches · · Create a budget allowance for the contractor to pay for green measures with higher capital costs. Green design sometimes requires additionalupfront investment. For market-rate housing, it may be possible to recover U,"t · · April 2004 ACWMA Multit¿¡rnily {;r¡"!!-!r1 HlJil(lrl~ GuirJclincs _._"".....l I -"."'(''''- ~.l.__ j"'Tl ".....'J \.)".~ .:::CJ i'-""r··~! ,:,:::':~ "~"""'~ ."....)'IL".,. rf'! :0 r ""I .~j ) ..,~",-", ,.,J,......~ --.-1 CD Þ .-< U c:) :JJ -1 p.3 · - - - - - - - - - - - - - - - - -- . - -. - --. - - - - - - - - - - - - - - - - - - - - - - - - . · investment tl1rougl1l1igl1er rent Or sale prices. But for affordable l1ousing, it may be necessary to find creative ways te fund tl1e5e upfront co,ts. At tl1e Breakers at Bayport Apartments, tl1e developer selected a contractor early in design and tl1en explicitly designated a portion of tl1eir base budget to cover green building-related casts. By not making tl1e total fee larger, Segue Construction, tl1e general centractor, l1ad a 5trong inoentive to guide tl1e green design toward one tl1at could be built as simply as possible using standard construction practices. By starting witl1 an expectation tl1at money will be spent On green building, tl1e process feels fair and doesn't get bogged down in controversies about basic green building concepts. Focus on durability and mold avoidance. JSW/O Arcl1itects spent censiderable effort detailing tl1e project's waterproofing elements, including details sucl1 as flasl1ing and capillary breaks at tl1e bases of posts. Tl1e project's drawings include a diagrarrl 5howing proper window flashing details, and 5pecify particular materials to ðchieve the best results. Roofing elements are also important. Roof overl1angs l1elp keep water out of tl1e walls as well as provide important sl1ading. Tl1e roof l1as a 30-year warranty. Hire an interested general contractor. The: best way to keep costs in line is to l1ire a contractor wl10 is willing to work witl1 tl1eir subs to educate and train tl1em if tl1ey are not familiar with particular green measures or materials. Tl1is l1elps counter tl1e common practice of cl1arging more lor something just because it is unfamiliar. MULTIFAMILY GREEN ßUILOING GUIOELlNcS CASE STUDY · THE BREAKERS AT BAYPORT · \~ · · . Financing. · Tl1e cost data sl10wn in tl1e table are for tl1e 52 rental units. Data were not available for 10 units for sale at tl1e time tl1e case study was written. SITE ACQUISITION COSTS. . . . .. $l/yr long-term ground lease DEVELOPMENT COSTS CanstnJction . . . . . . . . . . . .. $8.5 million + $0.5 million contingency Total. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. $13.2 million · · FUNDING SOURCES 4% tax credit partner. , . . . . _ . , , . , , . . . . . . , _ . State MHP (Multifamily Housing Program) . . . . . . . . . . . . Permanent debt. . . . . . . . . . . . . . . City of Alameda. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . General partner . . . . . . . . . Alameda County. . . . . . . . . . . . . . . . . . . . . . . . AHP tl1rougl1 Federal Home l.oan Bank. . $5.3 million $3.1 million $2.4 million $1.2 million $585,000 $385.000 $229,000 · · Thi~ C;I~~ Sl.lJd,}" w;¡~ wl"Ill,~rl by I)'~ A;~r\\(,~d. · Cúunt~' Waste Man:;gcmcl1tAuthority ¡~S part of' AVERAGE COST/SQ. FT. ......................... $168 ih \'fultll';lrnll,Y Gr~!;rl RI,Jilr.1irlfi(;lIld~11 rHc.~ · AVERAGE COST/UNIT.. . . . . . .. . . . . .. ... . . . .. $174,000 To ~)\¡Iiirl I,¡~ (;Uld~lim.~~ <I III,! m<"lny 01 ht~¡' AFFORDABILlTY TARGETS 30% of median income. . . . . . . . . . . . . . _ . _ . 50% of median income. . . . . . . . . . . . . . . . . . . . . . . . 60% of median income. ........,...,.,.. 100% of median incorne. . . . . . . . . . . . . . . . _ . Onsite property manager. . . . . . . . . . W;I;';I.~- n~dlJ!:! ¡orl ;, rill gr'~~rl hu i Id i IIV, 111/ hll!~:Jti (!I\~, · 18 rental units 23 rental units 10 rental units 10 for-sale units 1 unit "i~it 'WWW,multifamil,'Yµ,yeen.org f.1r(:;~11 ,)'Q-6q.-d)I,I" · · p.4 ACWMA Multifamily Green Building Guidelines April2004 · BETTY ANN GARDENS FAMILY APARTMENTS MainstreamingGreen · MULTIFAMILY GREEN BUILDING GUIDELINES --------------------------------------------------- · · · · The Betty Ann Gardens affordablel1Qusingproject inSan Jose, California, demonstrates 1118 successful confluence ot mainstream construction practices with environmental sensibilities, · Completed in 2003, Ihe 76-unit suburban development lies on 3.9aUe5 along · tl1e banks of tl1e Penitencla Creek, a riparian preserve on Nortl1 King Road. · This project exemplifies the goals of its S,m Jüse-based developer, First Community Housing (FCH).tomake a positive impact on tl1e community "by · building sustainable, 11igl1-quality. affordable 110using developments and · offering resident 5ervices that meet th~ needs of those who earn less than the area's median income." · · Ilr~1 ;""..",1 -'. c:.-: "".--:.::) i i I' II · ,'~-" I ')r-" 1[' -....-. L11 - ¡I.f . i, "II,. " .'. -. I'II¡.~-I:"_ .¡ ,- : I-III~ <I -11~~;~~ ~~~- t~I'_''''"'J< '. ..... : ';1 I : "J ì I )i~J~ ,I; ': ~ ...........·.·.......L],,[?.~I¡=;,.'I ....,!Cl-.,.I~ .111:.....-:." -c_ ,I 1 . "'}-'--I !....... .... 0" ":",':::'}::,:"'.::" '~:~>i I ._-'" 'I . I I -: .,..., '''''',1,..", j.. ,I 1_\ i '... .::;" II '-)\\],1"", ,11\ . ·······-0 ; "c..) (J ~=~~~;?~~i~~~ .. /\. _¡L_.~ n_ I 111_'rt .·-,---t-·- - ". · " \ \ · Apl"ii 2004 CASE STUDY . - - - - - - - - - - LOCATION North Kine, Ko~(j C:lt Rerryess¡.l Road, San Josc, California PARCEL SIZE/DENSITY 3.87 acres; 20 dwellir18 ur)iL5 Jjer CJcre BUILDING TYPE 3-story buildlrlt: wiHI ren[(11 ç)p£Jrtrllent~ TOTAL SQ. FT. Floor area: BtJ,169 sq. ft FlIJilcJing footprint: 27,504 sq. ft. TARGET POPULATION Families with low incomes NUM6ER OF UNITS 76 total H)edmorT1: 16 2-bcdroom: 36 3-bedroom; 20 lI-bÐ.drootTI: 4 COMPLETION DATE August 2003 OWNER/rJEVELOPER First Community HOLl5InF:;, S;;!rl JI,):jf!, CA ARCHITECT Offi(:f:! uf Jerome King, AlA, San Jose, C^ GENERAL CONTRACTOR Branagh Construction. Oaklaml, CA OTI-IE:Fl Engincering Network performed rille 24 aflalysi5; Plogco Irlc. prollido::!cJ HVAC design; ßP.tty Ann Gardcns, LLr, to own and operate: f-CH will remair) .:3 gl:!l1~r~)1 ¡)fJr'tner. CONTACT FOR MORE INFO Mç¡rly K~llo::!r'T Director of Construction Ma¡¡;;~gernf!nt First ComnHJnity I ¡olJsin~ 2 N. Second Street. #1280 S;;H'I Jose, CA 95111 TCl 408-291·-8650 ext. 14 fA< 408-993-9098 EMAIL rnartyk@firstholJsing.org WFf"! www.firstllOlJsing.org ^CWMA Multifamily Gre",rl Hllildirlg ClJldcllrl(.'~; p.l ---------------------------------. o .J> U) [T (J) --j C- O .-< p.2 Tl1e initial design approved by tl1e City of San Jose was not specifically for a green building project. However, 8 cllange of staff at First Community Housing openen the cioor to more ~ggressive irlcorporation of green features. Since this h8pp~ned MLer Lhe project was well underway, it was too expensive to pursue major changes to siting and orientation. But it was still possible to include many green materials and efticlent systems. nle development's key green builcllllg attributes Include prOXimity to publif: tran5it, use of low-toxicity materials, em~rgy effici~nt lighting and äppli8nces, and recycled çontent roofing 8nd noaring materials. Residential feature3 are desigm~d to erlcourage community interaction, and include a children's play lot. a community cenkr with kildlen, activity rooms and Dffic~s, and lawn ann mini, plaza ~reas. .What Makes it Green. ENERGY Overall. tl1e projecl uses 26% less energy than allowed by California's Title ?4 energy code. All Betty Ann Gardcns apartments feature ENERGY STAR" air conditioners. dishwashers, reFrigeraLors and compact tluorescent lamps. FNFRGY STAR" products save clectricity and rcduce rC5ldents' utility bills. Insulation above levels required I)y code and vinyl-frame double-glazed windows and sliding doors also help conserve energy and keep the Ilomes comfortable. Tt1e apartments include combination water/space hydronic heating ,HId cooling 5Y5tems, whil.h are. gerlerQlly rn(Jr~ energy efficient and IC~5 C05tly to operate tllan conventional water heating ann forced <::Iir systems. MATERIALS Many of tl1e building materials used on tl1is project contain recycled content or are otherwise resource efficient. Engineered joists and trusses and OSB sheathing w~re LJsed irl pl<::lce of solid wood and plywood. Fiber- cement siding W~5 SI.Jb5tituten for sQlin wood siciing, with the <::Idded benefit of greater durability and reduced maintenance. TllC community center's roof Is a blend at cellulose fiber and 100% recycled plastic, molded to resemble slate tiles. All c<::Ibinets <::Irld trim <::Ire rnediurn-density fiberboard (MDF) with rlO added formaldehydc; this matcrial is manufactured with mor~ than 90D/a preconsumer recycled wood. All carpeting contains recycled content, and c;Qrpet tiles, rather than large roll~, were installed SO that worn sections can be selectively replaced. ^CWM^ Multifamily Grcc'n Guildli'lg Guidelines April 2004 - - - - - - - - - - - - - - - - - - - - - - - - - - · GREEN at a GLANCE Key green aspects of Berty Ann Gardens are listed here. To learn about incorporating these and other features in your project, refer to the appropriate s:ection of the ACWMA Multifamily Green Building Guidelines. PLANNING & DESIGN · Bus stop in front of development; free public transit passes provided to residents .. Design for community interaçtion~ children's play lot; cömmunity Center with lounge, computer learning center, kitchen, activity rooms and offices; lawn and mini-plaza areas. · Restoration and protectiM of nearby creek · Preservation of existi ng trees onsíte STRUCTURE .. Engineered joists and trusses, and OSB sh..tl1lng .. Fiberglass batt insulation with no added formaldehyde · Fiber-cement siding .. Community center roof: 100% reoycled plastic and cellulos. e Double-glazed, vinyl-framed windows and sliding doors SYSTEMS .. Combination water/space hydronic IH~ating · Compact fluorescent Iíght5 II ENERGY STARIt> air conditioners, dishwashers and refrigerators FINISHES & FURNISHINGS " Low-VQC interior paints and v.arnishl3s · Recycled-content carpet ti¡~5 ,., Linoleum flooring · Cabinets and trim; MDF with no added formaldehyde; more than 90% pre consumer recycled wood · · · · · · · · · · · · · · · · · · · · · -----------..-----. · · · · · · · · .----------------------------- HEALTH To reduce l1armful offgassing, batt insulation witl1 no added formaldehyde wag used. as well as MOF cabinets and trim (see Materials above). In kitchens and bathrooms, linuleurn flooring was laid instead ot vinyl. Low- vac interior paints and varnishes were used throughout the projecl, whicl1 also t1elp maintain good indoor air qllality, WATER By restoring and protecting tl1e ne"rby Penilencia Creek, project designers contributed to improved water quality and storm water runoff managem~nt. Restoration work involved cleaning out garbage, replanting areas and adding temporary irrìgatíon for the newly planted treeS. Installation of ENERGY STAR11 disl1washers helps reduce overall water and energy use. LJnfDrtlHlätely, due 10 tl1e project's relatively late integration of green building featurcs, other water conserving measures such as permeable paving and drought-tolerant landscaping could not be implemented without adding burdensome costs. · BettxAnn Cardens derr¡onsr.ral,es ¡,he sIM:cess./ìÛ ronJhu:nce of mainstrea,rn conl:;truction pract,Ú:es wit,h envimnmentu./. sensibilities. · · , ".:, · · · · · · · · · COMMUNITY DESIGN A bus stop is located in front of Betty Ann Gardens and residents are provided free "tea-passes" for unlimited use of local public transportation. Tt1e developer pays $30 per person per year for the5e passes. ^ community center with lounge, con1puter learning center, activity room, kitchen and office space supports interäctive community life. Tile site's heritage trces ¡lave been prote\.ted, wh ¡chi alung wilt1 landscaped lawn ami plÐza areas, provide natural beauty, open space and recreätional opportunities. -Tips from the Trenches- Ëmbed green building features at the earliest stages. The decisiorl to more aggressively pursue green building strategies came late, after the project had already received approvals from the City of San Jose. As a result, tile project team had to work within the boumh uf the approved design. Some green features, like cl1anging the height5 and orientätions of tl1e buildings, would have been feasible early on, but required cl1anges inll1e City's development approvals and were tl1erefore technically and economically unfeasible at Ihe later dale. Fortunately, tl1e general contractor accommodated the developer's green building gDals, and worked with tl1e arcl1itect to develop an alternative set of cost estimates for tl1e green features. April 2004 ACWMA MlJlli(¡JlTlily C¡t~l~rl Ouildllìg Guioelines OJ fTl ."~j --1 -< » z -,,;;> ..G:........ G) » AJ CJ fT'1 Z (f) p.3 () » if) III if) ---i C o -< p.4 ..----------------------------------------- · Work collaboratively throughout the process. From preliminary design ttHougl1 finishing touches, lh~ project's general contractor, developer and architect w()rk~d together in ~ highly çoll(3borative environment. Goals and processes were establisl1ed at pre-bid and pre-construction, wl1icl1 helped minimize cl1ange orders and contain costs. It wasn't until after the initial design approväl that a change in staff aL First Community Housing precipitated the addition of more groen building features. The developer presented alternative materials and practices and because of tl1e eXisting collaborative relationship, these ideas were quickly evaluated <:HHJ rl1äny were adopted. . Financing. Wl1erever posSible, tl1e developer worked witl1 tile arcllitect and general contractor to incorporate green building practices in a cost-effective rnanner. Giverl the relatively late introduction of green measures, lhe project demonstrates practical green bui Iding strategies whi Ie staying witl1in an acceptable budget. SITE ACQUISITION COSTS $2,720,000 DEVELOPMENT COSTS Construction Soft costs Tolal . $1l,124,3üü $7,775,700 $IS,900,000 . . . . . . . . FUNDING SOURCES City of San Jose (loan) City of San .Jose (grant) . . . , . . . . . . . . . . . . . . . . . . . Tax credit limited pmtner , , , , . . . , . , , . . . . , , , , , , , . , Citißank . . . . General p8rtner $5.129,744 $934,370 $6,Oö8,696 $7,610,000 $66,065 AVERAGE COST/SQ. FT. ,..,."....,." , $130.61 AVERAGE COST/UNIT $146,373 AFFORDABILlTY TARGETS 30% of median income. . , , , . . 50% of median income. 60% of rnedi8n incorT1e. Onsite property manager. , . , . . . . , , , . . . . . , , , , . , , . . ,.....,." . . . . . . . . . 8 units 15 units 52 lH1its , , . . . , 1 unit ACWMA Multifamily Green Builcling GLlidelines April 2004 MlIlTIFAMllV CRFFN Rl.1I1 nlNC ClllnrllNrs CASE STUDY · · BETTY ANN GARDENS FAMILY. APARTMENTS '['II i~; c;~~(: Sl.udy WiI.'; I'i I'i 1,1 ~'~ rl Ii} 1.11(: AI;J 1II1,'d;¡ C¡,)lll.~ty \\¡3.~:[(. M;lnag("'I"!1CI'I1 AI.ll:hodty as pan 01 II~; 1\1\~ 1\ i ¡',II'II i:ly C l"i:'I~ II Du iJdi ng (; I,dd!:' 1 i I'II:~S, To (lhl~li!lII:J.(: Cuüklil\l's and. m<\!'lV ,Jthn 'A",~~¡(~ ycdl(('1.ic¡n '~I~d f:/c(~¡,¡ building f!IJbji("~lti¡'!)'I~;, ,'iI'lit \~'\\-"\t·.)mJI,if~nnilyg:t'i':(: r'I.ür¡;- 1,\,[I.:,\II~lO (;14, 1(.1"9 'iJ GREEN BUILDING ~',~I:M>! (~,-",Iy~ It,'~~/"IA.I A""',"'*J(""'~~!'"'.!II..',""'",I/JI!i,,~Z'¡IIJr.::ri · · · · · · · · · · · · · · · · · · MULTIFAMILY GREEN BUILDING GUIDELINES - - - - -- - - - - .. - - - - - -- .. - -- - ----------------------------- CASE STUDY · JOHNSON CREEK COMMONS · · Giving New Life to an Aging Building · · ,c,;mnrnuniL.y"..tºr"'r~sidentg w,itll low · In 1998, ,,~agi~g apartment complcx in O~Jt.~L,,$q,utheast · rortlànrl, Or~gon, was ,tra.n~.fQrrT1eu þy,):I greenretroril ¡nLa a thriving · · incomes. The community, called JotH1son Creek Commons, includes a renovated 15-unit complex and 0 new duplex unit. Developed by Sustai~"ble · Communities Nortl1west (SCNW) "nd ROSE Community DevelQpment. .tl1c. project l1elps address tl1e area's lack. of affordablçho¡¡,ing. · · A~ a retrofit project.. John~on Cree"k (o.mmon,~"..rnig~Jt ,,~Ire~dy be"G.9nsi,d,ered a gr~en ,development, .base.d on rtu,se of exis.l,i"nKþuildi,ng~" <:I,OJ "tD,élt.€!rials. · In add..iJion,,,tJ.P.t.h the re,tn?fiHed units and the new duplex incorporate green <::I.t.tri,b.u.~es sYI.:.tJ.. 1:1.? 1=nergy""~.rriçi,ency,,,"~a.te.r cons~rva.tion, reduced waste, · and improved indoor air quality, A co.mnlOn. g(ir,dcn ,a"nd ot.hC,r",ç,Q,rn[1unity features enl1ance residential life. · SCNvv....f{)lJnçl,~"r..,R{)serT1i:..r.i"~",Çºrdello:$,,g,u.icJing vis,ion for tl1e project was · bi:~ecJ 0tl, ~,I{::r philosophy, that,," I iving""in" ¡3" way thatJ,$"Jl,ealtllYI ,that preserves · rê,$.9urCf¢,~""",n,,~E:),(jS lo Þ~",,$ornetl1ing that is accessible to everyone." ¡·unding was provided by tile Portland Development Commission andShore8a~k · Pacitlc. SCNW 1108 since closed, but tile project is still oW~ed .and. oper"t~<J by HOSL Commllnity LJeveloplTIc~t. · · ~1II 2~,~~,i:t,~!!'~~p'!~G 'III... ~iQIf1l1d¡(~(IIItl:~\~~¡u;¡I~l':yr,,,,,~ April 2004 ACWMA Multifan1i1y Green HI,llldirl¡J. ClJiddlllc:; p.l LOCATION I::1rerltwt1od-D~rllngtorl neighbnrhood, S[ 72nd Avenue, outer Southeast Portland, OR PARCE':L SIZE/DENSITY 0.9 acre5: 17 dwelling IJnits per ¡Krr. BUILDING TYPE ExisLirlg two-story building with rental <.1partmcmts; new duplex unit TOTAL SQ, FT. Ap<.1rtments: 11.436 sq. ft.: Duplex; 1.(;80 sq. fl. TARGET POPULATION families Wlttl low ir1COrrlE:'5 NUMBER OF UNITS 17 total l-b~cJm()m: 1 ~-bedroorn; 1(, COMPLE:TION DATE August 1999 (apartment retrofit)¡ M~rct1 2002 (rlE:'.w dlJlJlex) OWNER/DEVELOPER Sll5t~in~tJlt! ComrrlUflities N()rthwe~t and ROSE COllllllunity Development. Portland. OR ARCHITECT Duplex: Allen Scott and Cr\rls Ben~rìì¡.1n D<.1vi~, Pmtland, OR GENERAL CONTRACTOR Rf!trofit: All Weather RClllodeling, Portland. OR [)lJplex: I ()ng~lìrJt (;on~trlJction, Portland. OR OTHER Duplex suppliers; 1:.rlVlwrlrrlerll:::¡1 AuilrJing SlJl1l1lies; Rr.Building Center: Metro; American Aides CONTACt r:OR MORE INFO Mike O'Brien (former SCNW boar(j member), Gret!rl Rljildin~; Sp8cialist, Office of Sustainable Development. City of Pnrl!.=:¡nd, Jem) Vollulll Natural Capital Center, 721 NW Ninth Ave.. Room 3!)0, Portl~rld, OR t)7?Og Tn ~03-A23-5494 1:.MAIL mobrier1@r..:i,portl~nd,l1r.lJs .,--) (., 'J:- ( ,l'~t ,~,,' ,,' ( ,iì ".'0',,1 ."/ ",,-.1 , c:: r"'''''"] ,...,....... "~. p.2 ------------------------------------------ · . What Makes it Green. ENERGY -' A key goal was to increase tl1e apartments' energy efficiency. Floor insulatIOn was increased from none to R-30. Existing walls l1ad R-8 batt insulätion; rigid foam insulatiDn was added in conjum:;tion with new $iding. Ceiling insulation was upgraded from r(-1 J to R-38. Also, air tightness was increased through weatl1er-stripping and caulking, and vapor barriers were irlstall~d in crawl spaces. TI18 single-pane aluminum-frame windows were replaced with double-pallc, low-e windows with vinyl frarrles. The electric resistance baseboard heating was replaGed with efficient radiant cave heaters high Of] the walls wiH1 separate tllermostats by room. ENERGY STAR" appliances were installed, and convenlioni::ll lights were repläced with compact fluorescent lamps in kitchens and bedrooms. The energy efficiency retrülit c051 $43,942, and was so effective tl1at paybar::k was estimated to be?-5 years. The new duplex included m<:H1Y of tllese energy etficlency features at tl1e design stage. MATERIALS At Johnson Creek CornrTloTls, rotterl wood siding on the apartments was rerlaced witl1 Hardiplank, a fiber-cement product tl1at is durable "lid uses less tree fiber than wood siding. Sinks, countertopsr doors and other fixtures were replaced with higher qU81ily salvaged products. And 90% of lhe lumber used in the dlJrdex construction was salvaged franl old buildings (see Financing section below for more information). Additionally, tl1e duplex was built Witl1 advanced framing techniques, which Lise about 20% less lumber than traditional framing. The small amOIJnt of new wood th<:lt WäS used was rsC-certitied to be slIstainably l1arvested, Long lasting linQleum replaced the old vinyl flooring. Recycled content carpeting was installed in units and common areas. Hecyclcd latex paint was used for tbe exteriors, I,elping keep leftover paint from otl1er projects out of the landfill. WATER Tl1e Portland Water Bureau worked wltl1 tl1e project owners to undertake a water efticiency pilot program in tl1e complex. Measures included installing flow-reducing devices in loilets and showerheads; replacing old washing machines with wat~r-cfficient front-loading maçhines; and IJsing automated meter-reading tecllnology to monitor tl1e entire complex's water consumption. A water-efficient landscape design and drip irrigation system were installed. Rioswales ill the parking area enabled the site to diSCQnner:t from tile storm sewer system and instead divert storm water runoff Into landscaped areas. HEALTH At Johnson Creek Commons, linoleum rcplacp.d vinyl flooring. Thp. linoleum was tile only Item tl1at l1ad a signiticantly 11igller first cost tl1an standard materials. and it WQS chDsen both for heallh and durability reasons. ACWMA Multifamily Green [3uilclil~g GlIidûlil1o~ April 2004 GREEN at a GLANCE Key ween aspects of Johnson Creek Commons are listed here. To learn about incorporating the.se and other green fsatures in your project, turn to the appropriate section of the ACWMA Multifamily Green Building GUI"df?lin~s. PlANNING & DESIGN · Retrofit of existing building · Cornrn(~nity garden, playgrO(Jnd, barbeque and picnic areas · Water-effic:if:!nt landscare design and irrigation system · Bio$wales for stOrr'nwater runoff STRUCTURE · FSC-certified wood .. Advanced framing · R-30 floor insulation · Rigid insulation added to eXisting walls · Ceiling insulation upgraded to R~38 fron, R-J J · Vapor barriers installed in crawl spaces · Fiber-cement siding · Double-pane, low-e, vinyl-framed windows SYSTEMS · Efficient radiant cove heaters · Weather-stripping and caulking · High"flow tans in a!1 bathrooms · Compact fluorescent lights · Energy-efficient appliances .. Flow-reducing devices in toilets and showerheads · Water-efficient front-loading washing machines FINISHES & FURNISHINGS · Zero-VaC interior paint · Reçycled latex f!xterior paint · Recycled-content carpet · Unol~um flooring · Salvaged lumber, sinks. doors and other fixtures · Low,,,emissions cabinets · · · · · · · · · · · · · · · · · · · · · ------------------------------------ ------------------------- · · · · · · LJOllt)C Pi.ìr'lU. low (~wirì(IOW~; w(~r'(; in~tale(1 to 11I¡;¡(:iJ~U um.:rgy UIIII.:ICrlcy. · · TI1e owners specified zero-VOC interior paints and cabinetry made of exteriür-gräde plywood will1 pl1enol formaldel1yde (tl1e waterproof pl1enol formaldel1yde-based binders "ffg;;, rfludl less tl1an urea formaldel1yde binders¡ Wllich are typically found in interior-grade plywood). Given the higl1 humidity I~vels of U1e Pacific Northwest! effective ventilation of bathroom::; is especially important. Many apartments were firsL cleaned of mold, and 11Igl1-flow Broan/Nutone fans were installed in all batl1rooms to reduce moistlJre levels and inhibit mold growth. COMMUNITY DESIGN Under the guid8nce of SCNW, Jollllson Creek neighbDrs worked collaboraLively to design and plant a community garden, as well as create (: playground ,HId barbeque and picnic area. The original complex's parking lot was larger tllan ncedcd, so the owners used part of it For the duplex, and included a retention pond and bridge as dosign clemcnt::; to \.onnect the new and retrofitted buildings. "Living in a 'way" that is heu.lthy, thuJ preserves ITSOlu'ces, needs to be sornething thaL is accessible /,0 evelymle." - HOSF,MARTF. COHTJELLO · · · · · · · · Salvaged í.OlJnte!t¡¡ps ;:¡re used in the kitdlens. · · · · · Tips from the Trenches · Plan ahead. Some contr,KtOrS were unfamiliar with some of tile alternative building materials, or how to source them economically. The developers worked closely Witl1 their suppliers and contractors to prepare them for the project (:HId make the appropriate product purchases. Some circumstances-such as weather conditions were ouL of anyone's control. (The owners caution against installing windows during Dccemb~r storms, if at all po::;sihle~) Provide ongoing support for community activities. Since proiecl completion, resident participation in tile community garden has waned. This i5 partic.¡lly attributed to a lack of ongoing support rr0r11 community agencies! whether tllrougll volunteer or paid staff, The .John::;on Creek garden is still growing¡ but wilh involvement from fewer households tlìall at the beginning of the project. Expect challenges when retrofitting an occupied building. Tl1e developers did not want to displace residents during the retrofit, and tllerefore had to work carefully witll contractors Jnd rcsidents to accorTHT1udaLe sornetirnes cunflicting schedules. A representative ot the owner pcr::;onally went to talk with each family aboul what to expect during construction, Wllich went;3 long way toward hclping the work flow smoothly. Apr'll2004 ACWM^ Multifamily GI·~el" BuildinF', CIJi¡j~lirlHS L- o I '-7 ,,¡~,- (J) C) -::> ¿- (", "" ) ''''1''')'' ".."""\,,,. 1"'1"1 ITl ::::5, C) C) ~~~: ;';;::,"¡!I _'::~ o ~ L.. U) p"J - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . o » (f) rrl (f) --- c o -< p.4 · Financing · From the outset, this proj~ct was intended lo show how low-income housing can be durable, l1ealtllY and environmentally responsible. Tl10 owners made a realistic assessment of whid1 green building measures tlley could include, and prioritized key environmental gDals: erlergy efficiency, resource conservation, low toxicity and durability, Some features, su(":h ~s ~olar hot water or photovoltaics, were never considered, due to budget restraints. Ott1er green items 5IJçh as wheatbo(:rd c2binetry, perrneable pavers, and damp-spray cellulose insulation-were initially cen5ldered, l1ut later rejected due to cost or availability barriers. Still other items, such as hydronic heating for the duplexes, were inst(jlled witl1 tl1e perspective tl1at tile energy savings and reliability make tl1is technology a good I""gterrn investme"t.. Tl1e duplex portion of tl1e project also l1encfited from excellent support from tl1e ReBuilding Center, wl1ich worked Ilard to supply tl1e saivaged lumber package at a reasonable cost. PROJECT FINANCES (I'·UNIT RETROFIT PORTION ON~Y) Site açqlJisition costs. , . . $660,000 Retrofit and deferred rnainLenance costs. $230,000 Ictal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. $890,000 FUNDING SOURCES Portland Developmenl Commission (equity gap grant) Portland Development Commission (loan) . . . . . . . . . . Sl10reBank Pacific (loan) . . . . . . . . . . . . U.S. Bank (grant) . $284,622 $350,000 $242,010 $10,000 AVERAGE COST/SQ. FT. (RETROFIT). . . . . . . . . . . . . . . . . . . $20 AFFORDABILlTY TARGETS 30% of rnedii:lf1 income. 5 units 10 units 50% of median income. ,......,..".,., , ACWMA Multifamily GI'eell Building Guideline':. April 2004 · --------------------------- · MULTIFAMILY GREEN BUILDING GUIDeLlNeö Ï~;D~SON CREEK · COMMONS . · · · · · · · · · · · T}li..,. C¡I;;e Slw,1.v W¡I~; WT'ill~:~rl hv Ihl' AI,I ml"II;1 · CUIJI'Ity V::¡I~,I t' 1.,1 <1!'¡lg'(~I'III.~rll All 1111,1I"i Iy <I.~ [.1<11'1 or ; I ~ M II hi 1".'1 m ily r:.n~!" II Rill I d i rig (~IJ Iii!' II rl~'~;;. · 'Ih (¡III;1 i n l.h i': (;u ¡del II'I!:~ ;~ nd 1I~:j n.~ ('lll'l¡" [' · w;~~I.(~ rU!.j("til"rì ,1M] ¡!;1'N:lì huildingpubJir:J1'ionlÌ, v i¡:.;i 1 \1Iw'r\o'.multifa,mi,lJ~r(~(~n.ol·g · (¡(!:;)II ~lú tiq, '1699. · ~1II 2~~~~"~.!;!.!~R"~NG ........ ~¡JIi'1II~I~¡¡jIJ¡¡¡'o~;~iKr¡¡~iOOA! · CRI'ENI.ì\G i\i'ORDABJ 1'. HOlJSI:'i(; INITI^T'JV.E ~'; ;"':r:,,':::,:i.1.,I::::r::.l:11 1,::1U:I:'r;i"'j l,c::I,ur:I::'j;"· (l,u';:::;},I::):i.:! iur,"', ','::¡,' ~:IIIIII::IIIII"::IIl"I::::IIII"""lilll!::IIII,,,'1111::::111 ,1'1111 III' ~IIIIIII"IIIIII 111""1111111":::1111111,,,:::111111 502 COLORADO AVENUE, SANTA MONICA, CNIFORNIA 1:,uT)l:::I,:U.:¡ . 1'1' ;:::,i':::U;."r)() ( ,"':1:',O'i,1 ::I::'iJ:'; ':::i'}::II:"}II )1":1":"1;"" i.ï·:::;·:", The Colorado Court project sets an ambitious new standard for energy- ond resource-eHicient affordable housing. An urban infill development, Colorado Court is located in a prominent location ot 5th and Colorado in downtown SCinta Manica, close to shops, iobs, civic buildings... and public transit lines. The impetus to make the project a showcase of green technologies and design come from the City's involvement with the Regional Energy Efficiency Initiative, a program that supports municipal energy-efficiency demonstrotion projects. The City of Sonto Monico Environmentol Programs Division worked in cooperation with the City Housing Division, the Community Corporation of Santa Monica, ond the project orchitects to identify and implement the green features. · · 1'111 IIIIII!", · Project Size: 29,900 sf., 5 floors, 44·.,tudio units Construction Cost: $;1.3 rnillion Completion Date: April 2002 Owner/Developer: Community Corp. of Sarlto Mmic;o Architect: PURh Scarpa Kodama Energy Consultant: Helio::; Int~rnotiorlC1l, 1m:. Mechanical/Electrical Engineer. Storrn., & Lowe · · · · · · · Numerous environmental considerations were incorporated in the early planning and design slages of the project. The architects and energy cansultant callabarated from the outset to minimize energy use and best utilize natural features such as the sun and prevailing winds. The orientation and shape of the building and the placement of windows maximize natural daylighting and natural ventilatian and pravide shading where needed. Because af these passive design strategies, it was anly necessary ta pravide air canditianing in ane small area af affice space. · The building's design and technologies allow it to achieve a level af energy efficiency that exceeds both the State of California Tille 24 Energy Code and the local standards set by the City of Santa Monica's Green Building Design and Construction Guidelines. · · Structured Engineer: Nabih Youssef & Associates Contractor: Rlliz Brothers Construction Co. Construction Manager: Guccione and Associates Landscape Architect: Dry Design, Inc. The project's energy consultants expect that the building will exceed Title 24 efficiency standards by 50%, resulting in savings of almost $1 O,OOO/year (as of June 2001 energy rates). The consultants also estimate that almost 100% of the power needed by the building's occupants can be generated on the site by solar photovoltaic panels and an on-site gas turbine. Over the courSe of a year, the site will probably produce more electricity than it consumes. During and after construction, the energy consultants are conducting tests to ensure that the building's syslems and equipment were procured as specified and are working as intended-a process known as commissioning. The commissioning evaluation will continue throughout the first year of the building's operation. ICnntinllC.'rl or Next r)oqe) In addition to the energy-efficienl measures, the project includes design features, materials, and systems that address the building's impact on the site, water use, resaurce use, and tenant health and well-being (see list of features, below). The building was designed to meet many of the rigorous criteria of the LEED (Leadership in Energy and Environmental Design) rating system, developed by the u.s. Green Building Council. The project has been registered for LEED certification and its owner and designers hope that it will attain the Gold rating. · · · · · · · · · · · · · · · · · · · :'1, · Photovoltaie (PY) panels are integrated into the building facade and are On the rooftop. The 25-30 kW system will produce more electricity during the daytime peak hours than needed by residents. If the building is deemed eligible for net metering (see final paragraph of the case study), the surplus electricity that is generated on site can be sent to the power grid; the building owner will then be credited for that by the utility. During non-daylight hours, when the PY system does not operate, electricity will be generated by the turbine/cogeneration system and taken from the grid. Hawever, the electricity obtained from the grid should be offset by the surplus senl into the grid. Therefore, under a net metering system, the residents' electricity bills should be zero. · A 28 kW natural-gas-powered turbine with cogeneration (waste heat recovery) system operates in the early morning and evening hours, to meet the remainder of the electrieity demand. This system also provides 100% of the building's domestic hot water needs and a substantial portion of the winler space heating requirements. This low-emission system has a conversion efficiency of approximately 70% (while primary energy delivered via the utility grid is only about 30% efficient). Also interesting to note is that, in California, Ihe price of natural gas is discounted for consumers who use cogeneration systems. E:Î'l:.JPg~/ · Shading for south-facing windows · Minimal glazing on the west facade · Double-pone, low-E, krypton-seoled, high-efficiency glazing · Compact fluorescent, low-mercury bulbs · Indoor and outdoor motion sensOrS for lighting · R-21 insulation throughout the building (recycled blown-in cellulose in 2x6 froming) · R-30 insulation in the roof · Integration of the water heating, space heating, and cogeneration waste heal systems · Compact, energy-efficient, non-CFC refrigerators · Energy-efficient heat pump with ozone-friendly refrigerant · Reflective roof coaling " . " · Existing palm trees kept on site · Permeable gravel alley and underground stormwater retention system will retain 95% of the site's stormwater runoff (and 100% of the entire block's alley runoff) to allow its gradual absorption into the groundwater · Drought-tolerant plantings, including native plants and ground cover · Drip irrigation system with seasonal odjustment · Parking spaces located underneath building to reduce heat island effect H,C:Hor,1/i)6' C;C~"I :::,BPV;;::J,'I:.,:i · Construction site waste recycling · Recycling bin storage area · Recycled-content ca rpeti ng · · · · · · " '"1 . ¡ ~:) :I: "; "~: ,:','1. · Operable windows and transoms for natural cross-ventilation · Natural doylighting through courtyard design and window placement · Low-VOC paint, formaldehyde-.free MDF for cabinetry, natural linoleum instead of vinyl flooring . ' ." ':"~ ;".i' : , : ',,: I: ";,( ~ ~,'"" i', F ~~i · Bicycle rocks and storage area · Parking spaces for tenant van pool vehicles · Under consideration: Alternative fuel dispensing station for two vehicles All of the project's special energy measures, combined, cost approximately $500,000. This added cost is being covered, roughly half and half, by the City of Santa Monica and the Regional Energy Efficiency Initiative. The REEl is a joint program of Southern California Edison, the California Energy Coalition, and the Cities of Irvine and Santa Monica. It uses public goods surcharges from utility bills to fund energy-efficiency demonstration projects in those two cities. Because REEl funds energy efficiency features only, the City covered the cost of the energy generation systems (the photovoltaic panels and gas turbine generator). The Community Corporation of Santa Monica expects to receive a buy-down of almost $65,000 from the California Energy Commission for the photovoltaic :"I,"! "I,;" ',::",' :"",.:,:",·,,',:,:"':II;i;I~1 ::'Iil:;::o, ';;1',1''':1::\":;",.',,, .,'i:,: ~ ' : i , ' ' :" , ,,:,,:' I I: I I I ~ '" ; 'I ' I ' : ~ II" 'ï i , i i __.i:'¡".,IIIIIL_Jljllllr~_~JIIIIIIIIIIII~II..-J · · · · · · system, which cost approximately $220,000. And Southern California Gas company is providing a $17,800 rebate on the $57,000 natural-gas turbine and cogeneration system (cost includes contractor's prevailing wage for installation); the company will also be doing field testing on the unit to see haw it performs. The system is expected to have a payback in fewer than ten years, and the project's efficiency measures should have a payback [and net monetary benefit) in fewer than five years. The starmwater retention system was paid for by the City of Santa Monica's Public Works Department, as part of the department's program to capture stormwater at key sites within the city, in order to prevent urban pollutant runoff into the bay. As Colorado Court is a demonstration project, it is not surprising that its desi!lners and developers encountered some ob$tacles In the cour$e af its development. One of the mom lessons learned waf that the project neVer could have been accomplished without commitment towards the project goals from all members of the team. The following are some of the chcdlenges that they faced: · · · · · · · · Construction Waste Recycling: A new City of Santa Monica construction waste recycling ardinance will take effect in the spring of 2001. Once services are in place to handle such recycling citywide and the practice becomes commonplace, it is expected that contractors and owners will actually save money by recycling construction waste and thereby diverting it from landfills. Colorado Court served as a demonstration project to prepare for this ordinance. Because construction waste recycling is not yet common, and because the site was too small to allow for easy on-site waste separalion, the Community Corporation has had to pay a premium (an estimated $10,000) from its contingency funds to have the site's construction waste recycled. Flooring: The architects would have preferred to have polished concrete floors with throw rugs in the apartments, rather than carpeting, because hard·surface flooring does not create the health problems that carpeting can, and because it would have saved money. However, it is common practice to include carpeting in affordable housing units, due to perceptions of comfort and to the extra soundproofing thai carpeting provides. The architects also suggested natural linoleum flooring in lieu of synthetic vinyl flooring in bathroom and kitchen areas. At first, the higher cost of linoleum was considered prohibitive (even though linoleum is much more durable than vinyl floaring and therefore has a lower cost over its lifetime). In the end, the CCSM was able to negotiate a lower price for the linoleum, because they purchased it and the carpet from the same manufacturer. · Certified Wood: The original intent was 10 use wood fram certified sustainably.harvested forests for framing. However, because the supply af certified wood was low during the course of the project, its price was prohibitively high. Concrete: Cement used in this project will only contain up to 10% flyash. Flyash is a waste product from coal-burning power plants and trapping it in cement is a good way to use the woste material while also strengthening the concrete. The architeds would have preferred to use cement with a higher flyash content. However, the added curing time required for higher flyosh.content cement would hove delayed the projed, which would have made it more costly. Equipment Downsizing: It look some time to convince the mechanical engineers to downsize the mechanicaljeledricaljplumbing equipment (hydranic radiators, piping, water pumps, and heot pump). But once the energy efficiency features were incorporated into the load analysis, downsizing and system integration were deemed feasible. T(lX Credits for Afford(lble Housing: The Colorado Court project was not selected for the highly competitive tax credits for low·income housing under the 2000 criteria. However, the new 2001 criteria issue points for energy efficiency. Had these criteria been in ploce last year, the project would hove been more competitive. Energy Gener(ltion Regul(ltion: The architeds, energy consultants, and CCSM hove taken a creative and aggressive approach in incorporating the on-site, distributed power generation technologies into the project. Praject teom members have been involved in extensive coordination with state government officials. The most significant regulatory challenge they have faced concerns eledrical net metering rules. Net metering means that when customers generate more electricity than they consume, the electricity can flow back into the grid and the customer's meter will run backward. The customer is credited for up to 100% of their net generation of eledricity. Until recently, the state only allowed for the net metering of systems rated at a maximum of 10 kW of renewoble power; the Colorodo Court PY system can generate up to 30 kW of electricity. The City encouraged the Stale Assembly to adopt new legislation to accommodate larger systems. Midway through the construction of Colorado Court, the legislation was passed, ollowing for net metering of systems rated up to 1 MW (1,000 kW). However, this will not be applicable to Colorado Court because of the way that Southern California Edison interpreted 0 Public Utilities Commission ruling that seemingly precludes buildings with more than one source of on-site power generotion fram net metering. This meons that the project cannot reop Ihe full benefits of hoving both the photovoltaic panels and the gas turbine. · Pugh Sc..rp.. Kod..m.. Architects, 310·828·2996, psk@pugh-scarpa.com · Helios Inlemotio"..~ 1"(, Energy Consultant; Dr. John Ingersoll, 818·884-8782 · Cily of S.."I.. Monlat-Housing and Redevelopment Division Project Manoger: Jim Kemper, 310-434-2647 · Clly of Sanla Moni(o-£nvironmenlal Programs Division Energy and Green Building Coordinatar; Susan Munves, 310-458·8229 · Communlly Corporatlan of Santa Monl(a Project Manager: Robin Raida, 310-394-8487 x 11 8 "'1 ." II 1:1::,1" l,ii!I~' III.:,.,; II'; ! ~'! '. " I'll" I ',' 1"rl,., · · r---.... ' · I. ",'III' '1"1'''' . Ii"; ¡Ii" ~ ' I ' ~h I ~ ~ I : : I · · · · · · · · · · · · · · · I'~!" I'I''11 11,1111111 l~illli!lli II. ' 'I I II, i III~ 111,1.1,1'1 1..1 , 'I' ·i, I"'.. I,.. \ .'1','1,'" Prepared by Global Green USA in partnership witb the City ~lSanta Monica lfousinK IHlliÛon, wÚh jimdirtx/rom the Ca/~fOrn¡a. lnteg:rated Wá5"te ManaKemmt Board '\IV\'\Iw.globalgt~e;=tl.Otg GLOBAL GREEN USA ~. .. . BUILDING BLOCKS. -,. -, , " I I) ", " , ,I I '. , -_.~ "1""""'11"" S'III.. ;\1011 II-n A SIJ,st3inablc Community GREENING INITIATIVE -- Site PIanniI1g . Alternative Transportation . Energy Efficiency' :Renewable Energy· Resourœ Conservation . Resident Health · "&T..__ '11'.;..... 1i'!rrn~1u VftI'Imftd 131-136 LEIßRANDT STRI:I: I A' Ul:;Vø. V mila .. U&&M&.J .&MlMiMI'6 SANTA CRUZ, CALIFORNIA Nueva Vi.ta i. a cutting-edge example of how a dedicClted Clffordoble housing developer can incorporate many green feature. into a prc>ject while working within CI limited budget. A 48-unit urban infill prc>ject ju.t ....p. frc>m the SantCl Cruz Beach BClClrdwCllk, NuevCl Visto reduces car trips by including a child care facility and a city community center on-site, improves the health of residents by using a variety of non..toxic fini5he5, and lowers operClting costs by incorporClting solar electricity and other energy efficient mea.ure.. Nueva Visto grew out of a lengthy organizing and community design effort in conjunction with the prc>ject's very low and low-income residents who work in the county's tourism Clnd Clgricultural sectors, and the green aspects of the prc>ject helped build political support frc>m the Santo Cruz City Council. The example set by Nueva Vista was instrumental in leading the developer, Mercy Hou.ing California, one of the state's largest developer. of affordable housing, to establish green building guideline. for all it. future building prc>jects. · · · .~,' I I ' · · · Owner/Developer; /okra¡ Housing Colifornio Architect: Van Meter Williams Pollock Mechanical/tlecllicGl EngIneer: MCT Engineers General Contractor: Devcon Construction Project Size: Two buildings, 64,802 sJ toto I , 48 units with child core facility and community center Construction Cost; $10 million [$154/s.f. Completion Date: November 2003 " Nueva Vista was conceived as a green projeçt from the start, an aspect that grea~y contributed ta its overall success. Both green design and affordable housing experience were used os key criteria in the seleçtion of the design team. The developer also iden~fied potential funding resources early on, taking particular advantage of changes ta the olloco~on criteria for affordable housing tax credits in California that support sustainable design. Beçause of this upfront commitment and the realization thai some extra resources were potentially available, many of the projeç(s green fealures were not "adckms" but integral ta the design. · · · · · In the early design phases, attention was paid to building orientation so that the units could maximize the benefits of both sunlight and ocean breezes. Window-shading and · Energy Consultant: Forber Energy Design Solar Consultant: EcoEnergies, Inc. Financial Consultant: Community Eçonomics through units enabled the project ta eliminate air conditioning and rely purely on n.,lural ventilation ta cool the building. Hard.çoot glazing allows for heat gain during the cold winter months but still reflects harmful ultraviolet rays. Energy efficiency was also stressed. Gas-powered hot water heaters do double duly by providing space heating in each apartment. (See Diagram) Highly efficient refrigeralors were also specified for each unit. As a result of these and other measures, the entire complex is expected 10 exceed the standards of the California Ti~e 24 Energy Code by at least 15%. Wìth all units individually metered for both gas and electricily, much of the energy savings will Row direçtly to the residents. Meanwhile, the owner will save approximately $5,000 per year in operating costs by directing the ¡Continued orl Nexl PUS¡e] " , ',I~, ' I I~~:r,~....' 'illiiii"mlll . "~(..:",I'\>I! :~¡~;~;'~~~:::~~~ø, ..""""'" ,': "/>../ '''''' '"..I.. ~"'" ~, I,. ::.",;:::>""" ,,/ ',,~.? 1./1 """"".r / ·.,'1...·:1. ~. ,/ The site pian orients tho buildinfls to rnaximiz!'! thc bcncfits of both _~ullli9/1f and ocean breez:as (C(BP.1ì r'¡:-.'CJtll:·(:'~, ContinlJc:d) electriçity generated by the 20 kW solar sys1em to the common areas, including 011 eXlerior and interior common area lighting, the irriga~on system, the elevator, and office mochines, compu1ers and appliances in the community room. Researching, identifying and specifying green building malerials, particularly those which have 0 positive effect on the health of residents, was a major challenge. The architect worked with their own approprio1e moterials checklist to set design cri1eria and explore cost implications, Laler, a green design charret1e, conducled by Global Green USA as construclion documents were being prepared, helped narrow the choices and identify creative ways to pursue green building objectives. For example, 0 sys1em of "bid allernates" was devised so that the contractor would obtoin cost information for green materials that were not included in the original budget. This enabled Mere¡ Housing the Aexibility to choose and prioritize which features could affordably be incorporated into the development. Site Planning! Alternative Transportation · Highly efficient drip irrigation system with scheduled timing · Native, drought-resistant plants with low water needs · Reduced parking · Ample bicycle storage · · · · · · · · · · · · §. ~ h~. Z- \-l ~ . I:) . m. I.!D 1,11.)" f)(,J,V,P HI uwrR >- WI\II::I~ ~'II':AT _ ['XClI..\I\I( jll~ ;:;tI Combined hydronic heating. uses worm water stored in the water heater to provide h(.!()t to the units . i\I'OLLO¡\IK I-I,'\I'.UI.U{ (i..\S vV.'\ltl\ III'.-\TI"R . ResoUI'ce Conservation · Sustainably harvested plywood, FSC-Certified · Permanent flow restrictors reduce water use in sinks by two-thirds · Natural linoleum flooring in kitchens and bathrooms · Recyclable carpet with high level of recycled content · Construction waste recycling Energy Efficiency and Renewable Energy · Individual electrical and gas meters to promote energy conservation · Hot water heaters also power space heaters [,ee illu,tral;an] l~s~~1Eß{ · Energy Star™ appliances H!." IVAII,' 101"'1(,I1."SI · All fluorescent lighting · Double paned windows with low-E, hard-coat glazing · No mechanical cooling · , ° kW AC solar electric system installed on each building · 140 roof-mounted solar panels generate approximately 35,000 kilowatt-hours per year · Digital display of solar generation in each building, displaying $350/month in operating cost savings · · · · · · · · Resident Health · Fully vented cooking · High-capoÔty bathroom Fans to reduce spread of mold · Formoldehyde-free bott insulation · No·VOC paint · Formaldehyde-free counter substrates · Arsenic-free sill plates , II "~,",,'" IIII I ;¡¡(¡J!II ·I~ IIIIIIII11 ·Wt,"IN' · · · · · · · · · · · · · · · · Like most offordoble housing projects, a variety of public and private sources were used to build the project. These sources included the federol and slote lox credit programs for affordable housing, the Federal Home Loon Bank's Affordable Housing Program, the City of Sonlo Cruz and it's Redevelopment Agency, a conventional mortgage from (¡tibank, and a grant from the David and Lucille Packard Foundotion to assist with the costs of the child care Facility. Nueva Vislo also benefited from a wide voriety of speciol funds dedicated 10 green building. The project was awarded lox credits portiolly due to extro points it was granted in the lox credit allocation scoring system Far besting Tì~e 24 energy efficiency slondards by 15% and for instolling energy efficient appliances, Auorescent light fixtures, and water-efficienllandscaping. The 10101 cost of the solor electricity system, $211,000, was more than offset by speciol funds available for inslolling renewable energy systems, including federal and stote solar tax credits bought by the project's lox credit investor, AEGON Community Investments. Green-specific Financing included: WHY BUILD GREEN? Buildings have a profound impact on our health, economy and natural environment, using lorge amounts of energy ond moleriab, while acco\¡ntir\g for 30% of 011 waste in landfill,. By building green, developers can mitigate these "'.M......... .I.I'¡~þna.la. n.d..........g......lobal imP...O.......c. ts'.'.'fI..........,.,...h.,.,...'iile sP. v.i.n....g.' ....... ..........' ilion9Y f6r1hjliJ1selve$ anp th~;I¡~I.;~'nait.:. " ': ';;:¡II¡('I::.,:: ": ':',:::-"'.,' ",,:111:: i':'i:III'il'I(:"':'::!il:lii" n on... þ~îJdinli!!'þwner includll,l.i!"" ill ...,.' lis Illi"· I 1,I"i'.R:~i~fi~;btefi 1'lil;II'III'I'lil·I'il'I~I'"1'1:'1' ..'..'.'.',·."·.'!.".'i : 1·~~;~:::~s,I~.rhá~~~~rm!!nt , p s4r~' ,:'on:' ,aqui~~e:r'~":"and 'li'lililiill'.I'i.III' , '. er ............ .. s ""1"".'''..' II ,I .' " , 1 ' II! 1 , 1 ~.. ' .. , " ' Glob~l·benefi,'"',¡.~~judel!i~li~"",""',.,.,." ":1:1' I~ H,"~I",""'":"I"",,:,,,,:,', "~ · F ore5t pr9t.!)~",on ::¡::::::~:¡:::;::::;:;::;::,;::;¡:,:::::: · Better ojr'''i,~~lity uc/idemi$sÎons" · SIo"'iPh9~~¡:~ d ,.",hon9! I d 1 · Growt'in',t!~ m recyëe moteria, In affordable hõ~~,ing búili!ing can ollevi<:!1e to low-Încome resÎ quality resulting fro of non·toxic building "'(1'10 iaJ asthma rates, which are dire income level,. Meanwhile, 10 the greatest value to low-inco , on overage pay 25% of their PO$ for basic :¡¡ervÎces. ",I::ljl 1111.jl C.'''LIN..' ~¡ '1 \. I ~\,.". M Even with 0 commllled J,vel(}per, e1<p";encecldeflgnleom,ond 0 host alex-Ire fund. o""iloble '" the project, Nuevo Vis'" faced 0 number of challenges in lire proc.ss of creating 0 .ua.ssM green proj,,". i:J Construction Management: Initially the contractor had some difficulty adjusting to the different "green" specifications being considered by the design team and was reluctant to accept changes to slandard construction practice. After much discussion, 0 process familiar to the contractor was devised whereby the contractor was asked to price certain green materials as bid alternates. This required the contractor to make an up-front commitment to providing tlie materials at a specified cost and allowed the developer to calculate which of various options tit within the budget. While this system of bid alternates was crucial to moving the project forward, it does hove some drawbacks. The shortcomings of this approach include: the need tor the design team to do a great deal of research to develop the set of alternative specs; the potential that green building materials will forever be seen by contractors as an "alternate" rather than standard practice; and Ihe possibility that many green features will be labeled as additional cost items and ultimately be rejected by a less committed developer. i:J Carpet Recycling: In affordable housing developments, carpeting is typically changed every 5 to 7 years. This frequenl rate of replacement generates thousands of pounds of landfill waste, on issue of parlicular concern in Santo Cruz county where existing landfills will reach capacity within 15 years. As a result, attention focused on specifying carpet thai was made of recycled matenal and is recyclable as well. While many carpet manufacturers claim that their carpets are recyclable - with some even offering "take·back" programs - the actual infrastructure for carpet recycling is weak. For example, one option for recyclable carpet thai was considered would hove required the owner to cut the old carpet into pollet-size pieces and pay to hove it delivered to another county. Another manufacturer agreed to toke baà the carpet after removal but could not guarantee that it would actually be recycled, indicoting that it might be incinerated instead. Eventually the âeÔsion was mode to specify carpet with recycled content and made fram nylon-6, a material with recyclable properties, with the hope that the industry and recycling infrastructure will evolve significantly over tlie next several years. i:J Kitchen and Bathroom Flooring: Great effort was put into eliminating vinyl flooring - which is generally not recyclable and generates harmful pollutants when manufactured - by using natural linoleum in both tne kitchen and balh. While linoleum hod 0 higher upfront cost ($5.00/sf versus $3.50/sf for sheet vinyl, it should lost 40 years, compared to only 7 to 10 years for sheet vinyl, thus significantly lowering oRerating costs over time. Nevertheless, there continues to be concern obout the potential for moistur~related problems with the linoleum in the bathroom. Great care was put into installing the linoleum properly, while moisture build-up is minimized by providing high-capacity fans with no manual override (as opposed to automatic humidistat controls) in tlie bathrooms. Tenants will also be given material explaining the environmentol benefits of linoleum versus vinyl and the need for proper maintenance. o Water Metering: To promote conservation, the developer investiflated providing individual water meters to the units in addition to the individual electricity and gas meters. This proved to 513 more difficult than expected, os each meter would have required a separate and costly hook-up fee. A system of sub.metering, wliereby individual flow meters are installed and residents are billed separately by a third party, could not be set up within the time dictated by the construction schedule but remains a promising option. CONrACTS " Mercy Housing Collfornillt Owner ¡Developer Project Manager: Elisabeth Vogel, 831·471-1910, evogel@mercyhousing.org " Van Meier WIliams Pollock, Architect Architect: Fred Pollock, 415-974-5352, fred@vmwp.com " Global Green USA, Green Building Technical Assistance Program Director: Walker Wells, 310·394·7700, wwells@globalgreen.org " EcoEnergles, Solar Consul/ant Soles Manager: Mike Arenson,831-427·9070, marenson@ecaenergies.com · · · · · · · · · · · · · · · · · · · · ¡~f.pared Iq G/ob(.d Green USA, ·withfimdingþ'om the Dtwid and Lucille Packa~d Foundation. (~LORAL GREEN USA ..",. . September 2003 www.g/obo/green.org (1) Pr;fJled 011 Recyc/e<i P<1per BUILDING BLOCKS """"" GREENING AFFORDABLE HOUSING INITIATIVE On·Bil;n ~:ncrgy n()nCr~¡,t,i.on ' ~:ncrgy };ffiniellGY' l,nndnGi¡.pi.ng/SiLe P1r¡,nni.llg· R.eiWU/.'Ce CmHìe:nration -Indoor Environmontal Qua,JU.y · 20th St. APARTMENTS 1925 & 1933 20th Street, Santa Monica, California · · Santa Monica's 20th Street Apartments serve as a pioneering eXClmple Clf Cln energy-efficient rehabilitation of a low-income housing development. The City and the Community Corporation of Santa Monica expect that future housing rehabilitation projects will incorporate many of the energy efficiency fe"tures demonstrated in this project, and will probably include an even broader array of environmenlCll fe"tures_ ~RiO"ECT INFORMAIION IIII I Energy Consultant: Syska & Hennessy · · · Project Size: 30,000 SF, 2 building5, 34 ane' and two-bedroom units Construction cost: $635,000 Completion date: Spring 200 I Owner/Developer: Community C')fp. 01 Sanj() Monico Architect: Ralph Mechur Architects GRI8I FEA'IUIIES · · · · · The 20th Street Apartmenls, buill in the late 1960s, is typical af apartment construction in Santa Monica during this period. The building included an inefficient radiant ceiling heating system, limited insulation, and single-glass glazing on windows and sliding doors. · · The City saw the need to replace the radiant heating system as an opportunity to undertake a more extensive energy retrofit. The City hired Syska & Hennessey, engineering consullants, to conduct an energy audit and efficiency feasibility study. Using the TRACE computer energy modeling software for the assessment, they prepared an Energy Efficiency Alternatives Report, which recommended various energy efficiency options, based on criteria such as the financial payback period and funding potential. The energy efficiency upgrades that have been incorporated into the praject are as follows: · · Contractor: The Best Merit Co. · Solar-assisted hot water heating system repaired · Refrigerators in some units replaced with Energy Star refrigerators · R-30 ollie insulation added · Wall insulation added · Windows and sliding glass doors replaced with dual-glazed glass · Campact fluorescent lightbulbs provided for residents · Thermostats with night setbacks provided · Skylights (for natural lighting ! added to stairwells The consultants estimate that the upgrades will reduce the building's electric energy usage by 39% and natural gas usage by 22%, resulting in savings of more than $10,000 per year. The praject also includes environmental features including: · Recycled plask Trex lumber lor the pafia fences · Recycled rubber mot for the playground · Low-flow showerheads · Drought-tolerant plontings . " This project's energy effiçiency upgrodes odded opproximotely $106,000 to the project mst. The upgrodes were funded by the City of Sonto Moniço ond by Ihe Regionol Energy Effiçjency Initiotive. The REEl is 0 joint progrom of Southern CoIifornio Edison, the Colifornia Energy Coalition, ond the Cities of Irvine ond Sonto Monica. It provides funding for energy-efficiency demonstration projects in those two çities. The Energy Star refrigerotors ond the compoct fluorescent lightbulbs were provided by Southern Colifornio Edison. Edison will be monitoring the energy sovings offorded by the new refrigerators. ':;-., Limited Scope of Rehabilitation Projects: It is generally easier to inmrporote green opprooches into 0 new building design than into a renovation project. Because the siting, form, ond window Iocolion were all predetermined at 20th Street, the majority of the work focused on upgroding existing systems. Furthermore, becouse rehabilitotion projects often involve selective rehab work (replacement of moteriols ond finishes in only a few units), such projects do nollend themselves to high-volume economies of scale for procuring alternative materials. Standards for Green Building: The Community Corporation of Santa Manica [CCSMj has not yet integrated the City of Sonto Monica's Green Building Design and Construction Guidelines into the internal standards used by CCSM project monagers and facilities managers. However, CCSM's Minimum Standards for Rehabilitation Projects currently do include several items related to green building. There are: instollation of setbock thermostats, upgrading to R-19 insulation throughout the building, inslollalion of fluorescent fixtures in kilchens and bathrooms, prohibiting the use of particleboard for kilchen cabinets, ond requiring contractors to obloin on olternote cost for recycled carpeting, ond. These stondards are included in 011 rehab bid packages and implemented ot the discretion of the individuol project managers. In the 20th Street project, plywood was used instead of particleboard for kitchen cabinets, which greatly reduces but does not eliminote the presence of formaldehyde. In the future, CCSM is looking into speçifying 0 no-formaldehyde fiberboord such as Medite II or Allgreen in future projects. Recycled-content carpeting was not used in Ihis project due to cost, but is olso being explored for future projects. CCSM is also researching prices ond suppliers of no-VOC paints and noturallinoleum flooring. Community Corporation onticipotes that mOre green features will be incorporated into the Standards for Rehobilitotion Projects os more products and materials are tested in upmming projects. Familiarity with Green Materials and Approaches: Project manogers involved with the project expressed the importance of all project team members being familiar with green techniques, technologies, and materiols. One of the major reasons that many green moterials were not incorporoted into this project is that the contractors, specifiers, and project manogers were unfomiliar with the materials, Iheir performance installotion ond maintenance, where they could be purchased. Added Costs: Green components have a wide variation in costs. Some ore less expensive than or equal to convenlionol methods and materials. Others hove higher up-front costs. Sometimes higher iniliol costs can be offset by long-term poybocks. In the 20th Street project, much of the energy efficiency upgrades were offset by REEl funds. More extensive upgrades could have been completed if additional funds were available. For example the energy consultants found thot it was viable to spend opproximotely $4,000 to refurbish the old solar water heoting syslem. However, odding new photovaltoic ponels was not deemed to be financially viable. Costs for green items should decrease over time, however, as green features become more standardized, the combination of market competition, increased avoilability, and opportunities for dismunted bulk bring prices down. '!!ì. ,. , ," I "'I' '1,,'1 "1'1'1'''''''111 ",,' ,,, II' Cø :a.,. ' '1"""111'11"1' '1""1" III;¡ I IIIIIIII11111111111111111 . City of Santa Monic_Housing and Redevelopment Division Project Monager: Dora Rosiles Kochen, 310-458-2232, dora-rosiles@sonta-monica.org · Community Corporation of Santa Monito Project Monoger: Nicole Smith, 310-394-8487 x115, nicale@cammunitycorp.org Facilities Monoger: Miguel Cebollas, 310-394-8487 x 127, mcebollos@community.org · · · · · · · · · · · · · · · · · · · GLOBAL GREEN USA ..... BU'· -ING BLOCKS ~ · nl.'l/dop~.'(j !J' GI()bttl (-;ræn USA in p/:t.rtnership with ti,t:" (;¡'t)' ()fSd~1tt1. /v/onÍi:iI HOWÙig lJÍr./ÍsÍrm, with fimdingfro"tti ihi' C,JiþiT11ÙI. Inü:grätl!d W{lsie AlttnägoJ1£>tlt /Jomd GREENING AFFORDABLE}-IÔUSINC INITIATivE · Site Plannin4 . Alternative Transportation . Energy Efficiency' Renewable Energy . Resource Conservation' Resident Health vvww. Fils/Housing. olg First Community Housing, 0 San Jose, California-based non-profit housing developer is demonstroting how an org..niz..tion c..n better serve th.. housing n....ds of low-income families by m..king green building.. core p..rt of it. overcl!l mi..ion. By designing ..II it. building. to be energy effici..nt and by specifying non-toxic building materials, First Community Housing ensures th..t its ten..nts benefit from lower urility bills ..nd healthier living ..nvironments. Furthermore, First Community Housing encourages the use of ..Itern..tive tI"CJn.portotion by loc..ting ..II it. projects ..long m.... tran.it route. and providing free monthly tronsit posses. · · · · HDIIYC!ft'W'!. 2 NORTH SECOND STRct I 'Uø.&.L1\T SAN JOSE, CALIFORNIA · · Sinc.. 1986, First Community Housing has built nearly 800 units of affordable hou.ing, pu"ing the long-t..rm s..vings generated by energy efficient design ..nd highly durable materials into new developments ..nd into the maintenance of existing projects. By demonstr..ting th..t green building techniques can both lower 0 developer's costs over the long-tørm ..nd increase overall affordability for ten..nts, First Community Hou.ing h... g..ined a .tellar reputotion ..mong tf1e two enrities that typic..lly c..n m..ke or break an affordable housing project - financial institutions and 10<..1 government offici..ls. Ia.CIII!IT MAJOR PRQ,lICIS · · · · Projed Oraig.G8rdens Senior Apts (2002) MurphyBanch - First Phase (2003) Betty Ann Garded (2003) Paseo Studios (2003) Units 90 (l bedrooms vnits) 62 (2, 3, 4 bedroom lownhomes) 76 (I, 2, 3, and 4 bedroom units) 98 (Furnished SROI Consh'uction Coilt $ ¡ 23/SF $ ¡ 34/SF $145/SF $161/SF Four older properties have had phaloydlaic $ObI <y5lem$ installed to çover all common area eledrical needs. The swimming pool at Ihe 246-unit Los Esleros family development was converted to solar heating, " retrofit thol had 0 fouryoor payback and extended the swimming "season" by two months. " mTNI MAKING OF A GUEN DlVILOPER · Founded in 1986, First Community Housing's transformation inta a green offardable housing developer began in 2000 when the FCH Board of Directors determined that FCH should refocus on being a development-driven firm whose sole mission was to build and manage high-quality affordable housing in the Siliçon Valley area of California. During this transforma~on, staff resourœs were çonœntrated inta areas most dosely oligned with the development proçess - arçhiteçtural design, ÇQnstruç~on management, development finançe ond asset management. With this expertise present within the orgonizotion, new Executive Director Jeff Oberdorfer, · · · · an arçhiteçt with experiençe in both the private and publiç seçtars, set about to develop green performançe and program standards for all of First Community Housing's developments. These Minimum Standards for Finishes, Systems and Appliançes are grouped by çonstruçtjon speciFiçation çodes and set minimum green requirements in areas suçh as site work, strudural framing, meçhaniçol systems, interior finishes, appliançes and lighting. Performançe targets are also set, induding exçeeding the California Title 24 Energy Code by 15%, reçyding 75% of lC:ontinllod on Next Page) Betty Ann Gardens 76 ONE TO FOUR ßCDROOM UNITS SAN JOSe, CALIFORNIA · Rehabilitation of adjacent transit stop: free mass Ironsit passes for all residents · Riparian restoration and protection · Existing heritage trees incorporated into site plan · Low-flow water fixtures · Exceeds California Title 24 Energy Code by 25% · Double-glazed windows and sliding doors · All gas appliances · Hydronic healing and cooling · All fluorescenllight fixtures · Natural linoleum and recycled-content carpet floors · Hordiboard fiber-cement siding · Recycled-content interior trim and bOSlllboard · Engineered structural lumber · "Eco-Star" recycled content roof on Commun,ily Building · Sustainably harvested teak benches and lobby furniture · Wheat composite office furniture · 99% recyclable office chairs · Formaldehyde-free counter substrates · No vac and formaldehyde-free cabinets with water-based varnish · Formaldehyde-free baff insulation · Low vac Paint IConlirlued f!ofTl pleviou.:; fJoge.) construction woste, and powering 100% common area lighting wilh renewable energy. Many of these requirements coincide with the green incentives in the California tax credit criteria that Global Green USA helped design, (S(:(~ .~(¡'mm(J"¡cs of Botty Ann Gmdons, N'l!lphy Punch. and Posen Studios {oj" exnmp/r;s of how these: stondwds hove (¡eer¡ upp/ieo' ¡II lee':!!¡1 FC'H rHO/eelS.! · · · · To ensure that the green practices ore implemented, First Community Housing develops all its projects using 0 Design/Build system with a pre-selected General Contractor. In this process, the General Contractor and all the mojar sulxanlroctors, are involved with FCH and the project architect from schematic design anword. This avoids a "low-bid" system that could potentially eliminate some green building features from a project. FCH has also established a reputation far holding fast to its green building materials specifications, which enables it to negotiate substantiol discounts on materials from product representatives who know that the specified materials will actually be purchased. · · FIRST COMMUNITY HOUSING IIIlfllm"ma,o.w,o."'rFI"'.I'oM.II.orom..nã.6llilBIIJI O'"'W.l!MIII'I'i¡re.\!ffi'·'" IUIIIŒII.II:..~¡Q~: '..... _,~_"........~,. ..~, ..."~<:,~,..'.. ,~,'.~~, :=~:::;,':~:,,':~~~'::'.t,::::·.t~~::.' ::;:':~~-=~.':.~ :;,~';f.;..";:":':~..'":";~'";',':~'¡':~=~¡'':':';;:¡:'';'';''11II ""~"" "~01'30' '-, r~II"''''''''"1I1t .¡.".... "''''.... L~[D ~'",.""~" T'M,.¡¡..............'~".,¡¡~""_..,......._I.,I _.n.,.,.IC,,""''' ··;"""~~~~""..,~_,,,",,,,,,,,,,,o...ø<,, . Jo,~IiII,_".......'~·,,,·,,,,~,,r.........."'J ''''''_''''''·''~·''''',I''"''''·'"'''~"_· ~ M-~~~~\~~"""",,~""""'C""'''''''''' """"':'O'..."'."C...,'...."""......_,,,. ~~(~~,'V.J¥W·~.;;,'t~~:r~~=.::===. .-.....~.." ~_...".,.,..~,~.,-".... ,I,"~,~ ''''''",''"^'''<~,'.'''',.'"''''._' ~..:::~<;::~.,..,.". .._,..,....,.,"" "",= ~."""~urw-I''""n¡¡,,,~'''.,.,'''''''',.,,'"" """,,,,,,,,,",,,...1 "","'¡,IJt,." ""'I7'"......'~~"~."I"'""~I,.."'," ~~~::::' I",...", ,.'"~, '.. ~... _,,,.. d, II. .".~"," I~::-.:.;.:,I¡,n~~:::;':~:~;,'=':"',;;':;:" '''"'''''''''''''~''' "'~I;, Thl':: Gver(-¡.I¡' P(,)17/ (')f rCH:~ d~::,¡un sh.1iJdcrd:; i.':, ''II.J ufrliLG' U~ !'nunf' OljDlf!Y eHiciol1/ 5yNems, 5u.sroillob.!e . fP.Otlli'A.'i ŒldYiH:-=tI:, hIJildillU nlo,!p.liCJ!:; (;.~ bud9c.'i Uliuws. Even with these discounts, however, some of the green materials and systems used in First Community's projects hove higher first casts compared to standard construction practice. From a life-cyde perspective, though, these options odd lang-term value to Ihe projects. Because First Community is required ta awn its properties far 40 years or mare, items with a lang-term payback are justified. Another budgeting strategy is to use contingency funds that remain as a project nears completion far an established "wish list" of green upgrades on finish materials. · · · · First Community Housing's reputation as on award· winning developer and green builder has helped negate . the myth that affordable housing will create a negotive impact an its "hast" neighborhood and gives it a competitive edge when negotiating with local . governments over potential future projects. As lenders start to evaluale the durability and lang-term savings provided by green building materials such as linoleum, . formaldehyde-free cabinets and phatovaltaic panels, fCH will be well placed to take advantage of lower . interest costs and lower replacement reserve requirements. · FAQ: HOW' i'O :BEOOM~] ~\ G:BElll,¡- An"ORDABLE HOU'Sllm DEVELOPER · Q: What is the first step tawards becoming a green aHordable housing developer? j.\~ Create orgønizøfionøl green design standards. Many green strategies and speciFicarlons can be cOmmorj 10 different types of developments. Standardization works parlictJlor/y well with interior and exterior finishes, rooFing and ÎnsulatÎon maleriols, Rooring, appliances, and furnishings. Standardizing building materials a/50 allows For the negotiation of volume discounts from suppliers. Q: But every project is diHerent. Are green design standords flexible enough? ,A: Srandardi%ing frees up rime ro focus on the individual challenges of each projøct. By slandardizing certain elements, design costs can be concentrated on evaluating options for ifems that vary by proiec.t, incllJding site preporation, building orientation, mechanical sy.stems, and the type and scope of renewable energy systems. Q: I am working on 0 limited budget and people always say that green building costs mOre. How Can I get the right advice on cost·eHective designs and materials? A: Work with architects and contractorS experienced in green building. Green building experfi.se is uneven acmss the desigll ,md building indvsfry (lnd for some profeS$Íonals fleW to green tDchniques and strategies, the learning curve cali be steep, By working with individuals and firms with prior green bt;iJdirlg axperieflCÐ - or at a minimum with rhose Firms eager to do research ofjd leom - developers can shore fhe burden of paying affention to the right details while avoiding unnecessary ond polentially costly .xpefimenfafion. Q: I've got some basic green design standards. How can I ensure that they are being met? ~..t. Do construction management in-house. In,house construction management alfows fhe developer' fo bo~ set tJ}C green standards and ensure that they are imp/emDnted. A developer who has strong construction management ex.perNse in-J~or;se is of CJ distinct advantage when frying to green its proiects. Without active design document and construction oversight.. many building professionals¡ particularly subcontractors¡ revert to traditional (and wasf'eful) techniques and speciFications. Q: What can I do to realize the full benefits of being a green aHordable housing developer? .4: Track and mecrsure performance. Green building brings a number of beneFits to devefopsr's ond reÛdents, including lower operating and maintenance costs, improved resident health, and less environmental impact on the .surrounding community. But, as 01 yet, the.e benefil. ore difficult to fully capfure in lerm, of lower financing eo,l, or increa,ed palifico/ ,upparf lor aflordable J1ousing. Moo.surillg per!ormcmce and demonstrating actual improvements or savings in a clear and concÎse manner will help build credibility among fittor'lCÎer.s and government officials and ensure support For future green proejcts. · · · · · · · · · · · lVIUlphy Ranch 62 fAMILY TOWN HOMES. MORGAN Hill, CAW'ORNIA · · · · · · · · Free moss transit posses for 011 residents · Low;fjow woler. fixtures · Exceeds Colifornio Title 24 Energy Code by 27% · Solor electricity generotion for 011 common oreaS · Solor-heoted swimming pool · Hydronicheoting ond cooling · Blown·in cellulose insulotion · Double-glazed windows ond sliding doors · All gos opplionces · All fluorescent light fi"tures · Recyded<ontent corpet flobrs · Hardiboord fiber<ement siding · Recyded'cante'l'It interior trim ond bo.seboord · Engineered strudurallumbElr · SustalnaÞly horvested teak pool ond recreotion orea furnIture · Wheot composite office furniture · 99% recydobleoffice choirs · Formaldehyde-I_ bott insulotion · Low-VOC Paint CHALLINOl5 '''I:',' , , VIa I,. Minimum 5mndord. for Finishes, 5yotemo and App/ionœ., First Cammunlly HatJsing naw hes II base set of green crilwia that is incarpamted inm the planning and design of each of I,. prajeds. But this dac"""",t is canslanlly evalving. IDakIng forward, FCH hopes'" add/'l$$ a numbllr of ather ""v/ranmental challenges. o Renewable Energy: First Community Housing has so far used soiar generated electricity 10 power sile lighting and common areas and solar hot woler 10 heat swimming pools and pool shower facilities. The deveioper would like 10 exp:md the use of solar eledricity 10 meet at least part of the demand lood of the unils. FCH is considering using spaces like carports os generating facilities, with the long-term gool of selling eledricity back 10 the local utility. o Sustainable Sites: Most affordable housing developmenls are dense urban inRII projects. Constrained site conditions make certain sustainable strategies such as slormwoter management, permeable paving and natural greywater treatment challenging 10 implement. FCH sees this as 0 majar area far innavatian, perhaps by linking several prajects in close proximity or combining future projects with larger community land preservafion and smart growth strategies. o Carpet R~ling: In affordable housing developments, carpeting is typically changed every 5 10 7 years. This frequent rate of replacement generalBs Ions of landfill woslB annually. FCH uses carpet tiles that have a high level of recycled conlBnt. While the carpet manufacturer guaraniBes that used corpet will not end up in landfill- by recycling, upcycling, or downcycling - the cost of shipping the used carpet is a palBntial barrier. o Indoor Air Quality: Ensuring high quality air circulation and the proper number of air changes withaut oversizing the mechanical system or inslolling noisy camponents is 0 major challenge. This is particularly the case in kitchens and bathrooms, where moisture and other conlominenls ore present in high cancentrations. FCH has been oble 10 overcome these challenges on 0 proiec~roiect basis but would like 10 find woys 10 Slondardize this building element. CONTACTS " " Paseo Studios 98 SRO UNITS SAN Jose, CALIFORNIA · · · · · Adjacent to transit and shopping: free mass transit posses for all residents · low·flow water fixtures · Double-glazed windows ond sliding doors . · "Cool Roof" (while finish lopping on built up roo~ · All fluorescent light fixtures . · Natural linoleum ond recycled content corpet · Recycled-contenl interior Irim ond baseboard · Engineered ,Irudurallumber . · Recycled-content metal siding and balcony slats · Sustainobly harvested maple beds . · Sustainably harvested teak courtyard furniture · Wheat composite office furniture . · 99% recyclable office chairs · No VOC and formaldehyde-free cabinets with water·based varnish . · Formoldehyde-free counter substrates · Formoidehyde-free batt insulation . · Low VOC Paint . First Community Housing, Developer Executive Director: Jeff Oberdorler, AlA, 408·291·8650, JeffO@FirstHousing.org . Global Green USA, Green Building Technical Assistance Program Director: Walker Wells, 31 Q.394-7700, wwel/s@g/obalgreen.org · · Prep(:t.recl /ly Global Green USA, 'with fimdingfi'om the [hwÙJ ami [,uÚlk P4(.k~(rl.¡ Pmmrlatirm. December 2003 www.globolgreen.org @ Printed on Recycled Paper GLOBAL GREEN USA . BUILDING BLOCKS"" I · ------------------------------------------------------. - - - - - - - - - - · · · · · · · · · · · · · · · · · · · · G GREEN BUILDING A/ooJffia(QunIyWQ$il¡~fl&lIllIJ1rntJtllv Aiamf:do[ountySl)lIÆell8t!ufoonondRefycfing800rd MATERIALS DATABASE ACWMA maintains an online database of building materials tl1at correspond witl1 our Multifamily Green Building Guidelines. You can access it at www.multifa mi Iygreen.org Tile Materials Database is searci1able by product categories, product names, and measure numbers. It is constantly being revised based on local availability of products and tl1e development of new materials. A PDF file of multifamily green building products organized by meaSure number is also available at www.multifami Iygreen ,arg. Listing in tl1e Material. Database sl10uld not be construed as a recommendatien Or endorsement by tl1e Alameda County Waste Management Autl1erity Qr tl1e Alameda County Source Reduction and Recycling Board, wl1icl1 is providing tl1e information as a pUblic service te promote tl1e uSe of sustainable building materials and reduce tl1e amount of materials landfilled. OTHER ACWMA RESOURCES Tl1e follQwing documents referenced in tl1ese guidelines are also available at www.multifami Iygreen.org, Construction & Demolition I Green Building " Construction and demolition (C&D) waste management model ordinance » List of citie5 that have C&D ordinances " Section 01505, C&D Waste Management " Builders' Guide to Reuse and Recycling . Fact Sl1eet on Financial Incentives for Pl1otovoltaics in MUltifamily Housing Landscaping , Bay-Friendly Landscaping Gllideline$ Waste Management & Recycling , Alameda County Recycling Guide . Information on recycling and composting Recycled Products " Information about buying recycled products " Fact Sl1eet witl1 Pointers on Using Recycled-Content Plastic Lumber " Fact Sl1eet on Recycled Content Park and Recreation Products in Alameda County " Guide to Recycled Content Janiterlal Paper Products in Alameda County ------------------------------ :::0 rrl (/) o C :::0 o rrl (/) ~ ,. ~ - - - - - - - - - - - - - RESOURCES ACWMA MULTIFAMILY GREEN BUilDING GUIDELINES April 2004 · · · · · · · · · · · · · · · · · · · · · - - - - - - - - - - - - - - - - - . .----------------- IIUt1IfAMII~ GREEN BUILDING GUIDELINES User Evaluation Form I >-'I~\~ ¡I~ (kJ , , f' i 11~111 ;.:, ." I, II II Please take a few moments to Ilelp us improvc our rTlaterials. Multifamily Green Building Guidelines... ... is well organized. ... is easy to understand. ... provides practical recommendations. H' has helped me to implement green building strategies. H' is lIseful enougll to recomrnend to otl1ers. What is your profession? o Project Manager D CltyStatt o To educate myself. o To educate client5. U Poliql dBvf!lopment. How will you use this guide? (r.hr.ck all boxes tllat apply) If you would like to be included on a mailing list for information about Green Building workshops and other events, please provide your complete mailing address and/or email address: Other feedback or corrections: (colltinue on back) ....----.,.-..- Please mail tl1is lorm back to us at ACWMA, Multifamily Green Building Guidelines 777 Davis Street, Ste. 100, San Leandro, CA 94577 or fax it to 510-614-1698 ~ , , /' / / : /',1 I .¿., I , , I $ I I $Qi} I I' I t..:!i I /#/ /" ;,' ,'1' "/ " / : I: / " IrJql/,¿f'Ø'.,,;-,;/ ( ~ : ~: ~: : Q " ( ( ( ( ( ( " , " , I ~ L. " , " , " , , , , , , , , D Arcl1ltect [I Elected Olliei<11 LJ Contr<.Jc:tm D othor o '1b educate ottl<:!r::; in my compr:Jny. U To e(il,Jc,He collf!r:Jgues. o Land use planning. To order additional copies of tl1e Multifamily Green Building Guidelines, or for a free online version, please visit www.multifamilygreen.org ACWMA MULTIFAMILY GREEN BUILDING GUIDELINES Afxll ;.'(X)! EVALUA.TION FORM n______ rTI ...,........ '- » I c J> -I C) ".-::0 ..r::~~:,.. ïl -) l~ :::0 ;? "::::,:;:.,,