Green Building Guidelines Multifamily Green Building Guidelines Contents
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2008–2011 Edition MULTIFAMILY GREEN BUILDING GUIDELINES MULTIFAMILY GREEN BUILDING GUIDELINES CONTENTS PREFACE .....................................iv INTRODUCTION ................................1 PLANNING & DESIGN INTRODUCTION ...................................13 AA1 Infill sites ....................................16 AA2 Design for walking and bicycling ....................19 AA3 Alternative transportation .........................23 AA4 Mixed-use developments .........................26 AA5 Outdoor gathering places .........................28 AA6 Design for safety and vandalism deterrence ............31 AA7 Passive solar design, daylighting and natural ventilation . 34 AA8 Adaptable buildings .............................39 AA9 Affordability ..................................42 SITE INTRODUCTION ...................................45 A1 Protection of soil, vegetation and water during construction . 48 A2 C&D waste management ..........................51 A3 Construction environmental quality...................53 A4 Recycled aggregate ..............................55 A5 Cool site .....................................57 B1 Sustainable landscaping ..........................60 B2 Source water efficiency ...........................65 B3 Light pollution reduction ..........................68 STRUCTURE INTRODUCTION ...................................71 C1 Acoustics: Noise and vibration control.................74 C2 Mixed-use design strategies ........................77 C3 Commissioning .................................81 D1 Reduced portland cement in concrete.................85 D2 Structural pest and rot controls .....................87 D3 Construction material efficiencies....................89 D4 Engineered lumber ..............................93 D5 FSC-certified wood for framing lumber ................95 D6 Raised heel roof trusses...........................97 D7 Structural insulated panels and other solid wall systems. 99 D8 Window replacement ............................101 E1 Drainage planes and durable siding .................104 E2 Sustainable roofing options .......................106 E3 Vegetated roofs ................................110 F1 Insulation....................................114 F2 Quality installation of insulation ....................116 CONTENTS MULTIFAMILY GREEN BUILDING GUIDELINES CONTENTS SYSTEMS INTRODUCTION ..................................119 G1 Water-efficient fixtures ...........................122 G2 Efficient domestic hot water distribution ..............125 G3 Water submetering .............................127 G4 Water heater replacement ........................129 H0 Heating equipment .............................134 H1 Radiant hydronic space heating ....................136 H2 Air conditioning with non-HCFC refrigerants............137 H3 Advanced ventilation practices .....................140 H4 Garage ventilation ..............................143 I1 Solar water heating .............................145 I2 Photovoltaic systems ............................148 J1 Building performance exceeds Title 24 ...............152 J2 Building diagnostics ............................156 FINISHES & FURNISHINGS INTRODUCTION ..................................159 K1 Entryways....................................162 K2 Recycled paint ................................164 K3 Low/no-VOC paint and other coatings ................166 K4 Low-VOC adhesives and sealants ...................169 K5 Environmentally preferable materials for interior finish ....171 K6 Reduced formaldehyde in interior finishes .............176 K7 Durable cabinets...............................178 K8 Environmentally preferable interior furniture ...........180 L1 Environmentally preferable flooring..................182 L2 Low-emitting flooring............................188 M1 Energy- and water-efficient appliances ...............190 M2 Central laundry ................................192 M3 Recycling and waste collection.....................195 M4 Lighting .....................................199 M5 Elevators ....................................203 M6 Outdoor play structures ..........................205 OPERATIONS & MAINTENANCE INTRODUCTION ..................................207 N1 Operations and maintenance procedures ..............210 N2 Transit options ................................214 N3 Educational signage ............................216 N4 Energy monitors ...............................218 CASE STUDIES ...............................221 RESOURCES .................................239 MULTIFAMILY GREEN BUILDING GUIDELINES CONTENTS ABOUT THE GUIDELINES These Guidelines were produced through collaboration between Green Building in Alameda County and Build It Green. They are designed for the multifamily residential building industry in California. They offer: » Cost-effective suggestions to minimize construction-related waste, create healthier and more durable residences, reduce operating costs for owners and support local manufacturers and suppliers of resource-efficient building materials. » Methods to reduce the environmental impacts of building in California communities, including infill development, energy efficiency, indoor environmental quality, solid waste management, water conservation and resource conservation. ABOUT GREEN BUILDING The Green Building in Alameda County program works with building professionals and local governments in Alameda County, California, to IN ALAMEDA COUNTY increase the supply and capacity for green building, and engages in consumer outreach to increase the demand for green building. Green Building in Alameda County is a program of StopWaste.Org, which is the Alameda County Waste Management Authority and Source Reduction and Recycling Board operating as one public agency. ABOUT BUILD IT GREEN Build It Green is a professional non-profit membership organization whose mission is to promote healthy, durable, energy- and resource- efficient buildings in California. Supported by a solid foundation of outreach and education, Build It Green connects consumers and building professionals with the tools and technical expertise they need to build quality green homes. Build It Green fosters collaboration with key stakeholder groups to accelerate the adoption of green building standards, policies, and programs. (For more information, see the Resources section at the end of these Guidelines.) PROJECT TEAM Green Building in Alameda County 1537 Webster Street Oakland, CA 94612 510.891.6500 www.buildgreennow.org Contact: Karen Kho, Wes Sullens, Orion Fulton Build It Green 1434 University Avenue Berkeley, CA 94702 510.845.0472 www.builditgreen.org Contact: Tenaya Asan, Jennifer Love, Katy Hollbacher, Brian Gitt 2 KEMA 492 Ninth Street, Suite 220 Oakland, CA 94607 510.891.0446 www.kemagreen.com Contact: Andrea Traber, Elizabeth Durney, Elaine Hsieh iv PREFACE MULTIFAMILY GREEN BUILDING GUIDELINES Practica Consulting 636 Wildcat Canyon Road Berkeley, CA 94708 512.565.8611 www.practicaconsulting.com Contact: Marc Richmond Jennifer Roberts, Writer and editor San Francisco, CA 415.695.1721 www.jenniferroberts.com ADDITIONAL Meri Soll, Green Building in Alameda County Elena Madison and Meg Walker, Project for Public Spaces Stephen Ashkin, The Ashkin Group CONTRIBUTORS Doug Beaman, Douglas Beaman Associates Nehemiah Stone, Lauren Glasscock, Daisy Allen, Julia Larkin and Zed Bates, KEMA DESIGN AND PRODUCTION Celery Design Collaborative, Design and Illustration www.celerydesign.com ACKNOWLEDGEMENTS Thank you to the following building industry professionals for their commitment, input and advice in developing these Guidelines: NORTHERN CALIFORNIA DEVELOPMENT COMMITTEE Dan Adams, San Francisco Mayor’s Office of Housing Jonathan Austin, JSA Consulting Services Sally Barros, City of San Leandro Troy Bevilacqua, SunPower Richard Chien, San Francisco Department of the Environment Teresa Clarke, Affordable Housing Associates James Coles, City of Chico Jeff Evans, HKIT Architects Alan Heikkinen, Branagh Construction, Inc. Erick Hockaday, Segue Construction Marty Keller, First Community Housing Dennis Kim, Segue Construction Michael Kloefkorn, Van Meter Williams Pollack Katie Lamont, Eden Housing Puja Manglani, Heschong Mahone Group Larry Mayers, Mayers Architecture Jeff Oberdorfer, First Community Housing Billi Romain, City of Berkeley Peter Schultze-Allen, City of Emeryville Jennifer Somers, Bay Area LISC SOUTHERN CALIFORNIA DEVELOPMENT COMMITTEE David Blanke, Southern California Gas Co. Pamela Cepe, Global Green USA Tom Delarlo, Southern California Gas Co. Michelle Espinosa Coulter, Livable Places Roberto Espinoza, Community Redevelopment Agency Sam Filler, Transportation and Land Use Collaborative Paul Gedye, Bond Companies Gary Gilbar, Togawa Smith Martin Residential, Inc. Kay Gilbert, Cultivating Sustainable Communities Colin Jessop, Heschong Mahone Group Jeff Johnson, Newhall Land Maura Johnson, Hollywood Community Housing Corporation Nathan Krantz, CTG Energetics Chandra Krout, CTG Energetics Joe Linton, Livable Places Lara Morrison, LA Eco-Village Elaine Nasr, Snyder Langston Mozell Payton, JOTSel LLC Rebecca Quinn, Brookfield Homes Pamela Slack, Anastasi Development Jodie Solorio, Cabrillo Economic Development Ron Strother, William Hezmalhalch Architects, Inc. Weiss Surkhabi, CRA/LA Blayne Sutton-Wills, SCANPH Kelley Thom, City of Rolling Hills Estates Noel Toro, LINC Housing Corporation Michael Van Parys, Togawa Smith Martin Residential, Inc. Monica Villalobos, Transportation and Land Use Collaborative Victoria Welch, Hollywood Community Housing Corporation