BUILDING GREENER BUILDING BETTER
The Quiet Revolution
THE NATIONAL ASSOCIATION OF HOME BUILDERS AND THE NAHB RESEARCH CENTER Building Greener, Building Better GREEN BUILDING, ONE OF THE MOST SIGNIFICANT DEVELOPMENTS IN HOME BUILDING in the past three decades, is nothing less than a quiet revolution in the way that new homes and communities are planned and constructed.
Broadly defined as building new homes in a manner that conserves resources, green building can include numerous elements affecting virtually every aspect of the development and construction process and the physical structure of the house. Generally, it involves one or more of the following: ® Land planning and design techniques that preserve the natural environment and minimize disturbance of the land. ® Site development to reduce erosion, minimize paved surfaces and runoff and protect vegetation, especially trees. ® Water conservation indoors and outdoors. ® Energy efficiency in heating/cooling systems, appliances, lighting and the building envelope. ® Selection of materials based on recyclability, durability and the amount of energy used to create the material. ® Waste reduction, reuse and recycling during construction and throughout the life of the home.
Perhaps the most important aspect of green building is that it is not an “all or nothing” endeavor. When carefully selected and implemented, even modest measures can result in significant conservation of resources. Green building is also uniquely local. Because climates, customs, availability of materials and preferences vary so much throughout the nation, green building measures that are essential in some areas may not be appropriate for others.
Nor does green building require sacrificing comfort, convenience and style or using complicated and expensive cutting-edge technologies.
Although they are inherently more resource efficient than their non-green counterparts, today’s green-built homes are indistinguishable from other homes. What’s more, use of even tried and true methods and off-the-shelf technologies can result in significant energy savings and resource conservation.
A particularly significant aspect of the quiet revolution in green building is that it is largely industry-driven and voluntary; home builders are in the vanguard of residential resource conservation.
Lacking unwarranted government intrusion in the form of onerous, impractical regulations, and with the support of the public that it serves, the home building industry can continue to make the nation’s homes even greener and more resource efficient. Green Building And Community Planning: The Link To Smart Growth
reen building goes hand-in-hand conscious. In that respect, green Greg Schwinn, a home builder from with another of the nation’s building fits within Smart Growth.” Lincoln, Neb., noted that green Gleading concerns, Smart Growth, Market economics also come into building is similar to Smart Growth in by blending innovative, voluntary play. Leach recalls that when he built terms of land development practices. “A approaches to land use planning, the Wonderland Hill planned community lot of builders and developers are using material selection and environmental in Boulder in the 1970s, “we did development practices that combine protection while providing for a mix of everything from townhouses all the way low cost and sensitivity to the housing. to single-family detached homes. A environment,” Schwinn said. “So you “Twenty years ago, when we talked diverse housing market is key to its see more and more efficient street about green building, we talked about success. We were trying to create a layouts, and neighborhood connectivity. energy efficiency and solar power,” said place that works environmentally and Streets are becoming narrower to Jim Leach, one of Colorado’s leading socially.” encourage pedestrian friendly developers and home builders. “But it The result was housing by choice, streetscapes. There are also best has evolved into something more housing with energy efficiency and management practices happening that comprehensive. Now we relate that to housing in a community with walkable retain, slow the flow of and clean storm more progressive things such as how streets. Leach was once asked if water. This eliminates the need for you situate houses on the land and in Wonderland Hill is an example of costly underground storm water neighborhoods, and attractive and neotraditionalism, green building or systems. Developers are also integrating sustainable developments for people both. “Those two concepts go storm water retention facilities with that are more environmentally together,” he replied. “They have a lot open space amenities and preserving in common, and at Wonderland Hill trees by keeping disturbance of the the two can bump into each existing terrain to a minimum. To me, other. We have a place all of this constitutes green building where people can live and and smart growth.” interact in a sustainable way.”
Wonderland Hill Development Co. provides co-housing at River Rock Commons in Ft. Collins, Colo.
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 1 public-private joint efforts that combine Smart Growth and green building. “There is not much advocacy for success groups besides home builders,” Rinner says. “There aren’t many municipalities that tout these things.”
USING SMART GROWTH AND GREEN Harmony Village (both photos), Wonderland Hill’s development in Golden, Colo. BUILDING TO CREATE COMMUNITY Green building and Smart Growth balanced through proper planning and Ultimately, the greatest challenge principles are being applied on a open space area acquisition programs. facing Smart Growth proponents and regional level as well according to Ken But problems can arise if certain green building practitioners alike will Dierks and Vaughn Rinner of Landmark parcels become too expensive. be successfully integrating the Design Group in Virginia Beach, Va. According to Environmental Consultant environmental, housing, economic and “You cluster not just in your Chuck Stewart, the president of Urban social goals that make up a community. subdivision or development but through Forest Management, Inc. in Fox River “In our promotional materials, we state mixed uses and where land uses will go, Grove, Ill., this is where flexibility is that community is the secret ingredient so that you have total community needed. “Maybe the localities should of sustainability,” Leach pointed out. “I resources,” Rinner explains. “It’s try something different like allowing think that’s why you are seeing a clustering on a macro level.” developments that include conservancy merging of Smart Growth and areas. Here in the Midwest, we have sustainability with green building. The THE NEED FOR SENSIBLE forest reserve districts, and park Sierra Club chapter in our area REGULATION districts, so why not allow open space promotes the concept of infill and Open space preservation has become a in perpetuity in exchange for compact development. We do too. We major issue for localities across the something the builder could use?” are not just promoting a product, we country as they grapple with rapid Another problem is the reluctance are promoting a way of life.” ! growth. Often the need for growth and of localities to promote the need for recreational successful space are
2 NATIONAL ASSOCIATION OF HOME BUILDERS Green Building Trends In Land Development and Site Design
ne of the key aspects of green building is its emphasis on Omaking the best possible use of a site and preserving its most important and unique features. To accomplish this, one of the first things builders and developers do when they consider the land development possibilities for a site is to conduct “an opportunities assessment,” according to Ken Dierks of Landmark Design Group, an environmental planning firm in Virginia Beach, Va. “You look at your natural features as amenities and then see what you have left over.” “The real trend is the whole idea of heritage and preserving a sense of place,” said Vaughn Rinner, another Environmentally friendly site principal and lead planner with design, tree preservation and Landmark. “This is what people are storm water maintenance swales can add value to new looking for in their communities.” communities such as Clear- Green building is also gaining more meadows in Vancouver, Wash. practitioners because it helps developers save on development costs. “cluster” homes close “A good site planner will design streets, to each other and infrastructure and building footprints preserve trees, and locate them in such a way as to wetlands, meadows and reduce the amount of site excavation,” other natural amenities explains Ron Tyne, a developer from as public or private Little Rock, Ark. This reduced site open space are also staples of green acres and those 100 acres are zoned for excavation, combined with efforts to building. one house per acre. You could spread preserve natural drainage basins and Chuck Stewart of Urban Forest this out and also put in roads and existing vegetation is creating a new Management, Inc. in Fox River Grove, infrastructure. But suppose you could green building trend known as “low- Ill., sees more of his developer clients take these 100 houses and put them on impact development.” using this technique as a way to save 50 acres. Now you have gained 50 acres Land development techniques that tree stands. “Say you have a hundred of open space. The amount of open space in your second option is bigger, and you don’t have to put in as many The real trend is the whole idea of streets, roads and pipes. From a “ developer’s point of view, clustering is heritage and preserving a sense of place. something that can be accomplished. Unfortunately, a lot of local govern- This is what people are looking for.” ments don’t understand the concept. Or they think clustering means higher densities that are unattractive.” !
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 3 Denver’s Elitch Gardens: An “Amusing” Transformation
ith acres of asphalt parking urban infill site will include 291 living the program meet a minimum number lots, rides begging for units and 90,000 square feet of of options selected from the Built Wmaintenance, and a few commercial space. Green Checklist. quaint old structures reflecting past The housing component of the “With its high-density, pedestrian- glory, Denver’s Elitch Gardens was a project includes a seniors housing oriented urban infill and easy access to classic example of an aging amusement complex, single-family detached homes, mass transit, Highland’s Garden Village park. It also had two elements not row homes—the development team’s is definitely Smart Growth,” Wegmann found at most former amusement parks: term for townhomes—and co-housing. added. “It will have an overall density a handful of ornamental gardens—a A commercial component will be done holdover from the days when the in later phases. family-owned amusement park was “Highland’s Garden Village is a prime known more for gardens than for example of green building for two rides—and a location just a few reasons,” said Jake Wegmann of minutes from downtown. Burgwyn, Perry and Rose, LLC, part of For decades, Elitch Gardens was a the development team. “First, it has an family-owned park featuring gardens, a urban infill location that offers great popular theater, a carousel, and—in pedestrian connections and easy access Debris from the demolition of the old Elitch later years—a number of amusement to existing transit facilities. Second, all Gardens amusement park was recycled. rides. The Six Flags group ultimately of the single-family homes, townhomes acquired the Elitch name and moved and co-housing at Highland’s Garden the amusement park to another part of Village will meet the high standards of of 11 homes per acre, and that does Denver. both Built Green Colorado, a green not even take into account the 90,000 HGV Land Company then purchased building program, and E-Star Colorado, square feet of planned commercial the site and prepared a site plan based a home energy ratings program.” space. It’s mixed use. The homes are on a vision of Smart Growth land-use Developed and administered by the alley-loaded. There will be less techniques and leading-edge green Home Builders Association of impervious surface on this site, not building methods. Metropolitan Denver, Built Green more. It will include green spaces. The Now, Elitch Gardens is being turned Colorado is a statewide voluntary green list goes on and on,” Wegmann said. into a pedestrian-friendly, mixed-use building program that encourages the Where possible, the development development called Highland’s Garden use of products and practices that team has used existing materials and Village that emphasizes green building demonstrate energy, water and natural facilities. The developers began by techniques. The completed 27-acre resource efficiency. Homes registered in crushing 30 tons of existing concrete and asphalt on site and using it as road base for the village’s streets and alleys. The new development will preserve the old theater as a performing arts facility and community center, and the carousel pavilion will serve as a community gathering place. Wonderland Custom Builders, based in Lafayette, Colo., is doing the single- family and row homes within the development. The company is known for its commitment to green building, noted Kim Calomino, director of Built Green Colorado. Highlands Garden Village, a new infill community at the site of the old Elitch Gardens amusement park, includes a mix of housing. At Highland’s Garden Village,
4 NATIONAL ASSOCIATION OF HOME BUILDERS Once Denver’s most popular amusement park, Elitch Gardens is being transformed into a newly redeveloped community.
Wonderland’s green building features will include: ® Energy efficient mechanical systems. ® Engineered lumber products. ® Energy efficient water heaters and home appliances. ® Interior doors made of reconstituted or recycled materials. ® Insulated exterior doors. ® Fly ash concrete (which incorporates blower door test is done to determine really work together to emphasize waste from coal-fired power plants air leakage. Results of the assessment green design,” Leach said. “Green to create stronger concrete). criteria are factored to derive a rating design is more than just environmen- The homes will also meet Colorado’s on a point scale of 0 to 100. A tally sound. It’s also good business, E Star Program, said Steve Doane, minimum of 80 points is required to Leach added. “It costs more to build at president of Wonderland Custom Homes. qualify as an E Star home. an urban infill location, but you can “E Star Colorado is a home energy Another interesting twist of the get a lot more for it. We’re getting 20 rating system,” Calomino said. “Each project will be 34 co-housing units to 50 percent more per square foot here home is tested to determine its energy located on just two of the 27 acres. Co- than in comparable suburban performance, like a miles-per-gallon housing is a European model in which developments.” sticker on a car. The results give you families have individual living spaces “The commitment to green building the anticipated energy efficiency of the but share common areas such as dining at Highland’s Garden Village has been home.” facilities. The co-housing builder is Jim very worthwhile,” Doane said. “This is a The E Star program looks at a Leach, a founder of Wonderland Custom unique development. From the number of factors, including solar Homes who now focuses on co-housing. developer to the builders to the orientation, window area, insulation “This is a wonderful project. consumers, everyone recognizes this is package and appliance efficiencies. A Community design and home design special.” !
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 5 Green Building and Multifamily Construction: Building a Bridge to Smart Growth
hat can a multifamily builder installing a hot water system that By their nature, multifamily constructing apartments, heats the unit with domestic hot construction and development are good Wtownhouses and condomin- water heated by gas. Instead of for the environment, because higher iums contribute in the way of green having heat sources, you are using density in established or suburban building and Smart Growth? Plenty, one system that is extremely efficient locations means less development according to Maryland home builder doing two jobs.” pressure on ‘greener’ outlying areas. Tom Bozzuto. Another trend, individual metering “The argument is, if I put 30 homes on “We sort of look at green building for gas and electricity, started after one acre of ground, a lot of land as a two-part process—inside the the 1972 energy crisis and has given elsewhere goes untouched,” Bozzuto building, and outside,” Bozzuto, tenants control over energy efficiency explained. president of Greenbelt-based The and an incentive for conservation. But there are tradeoffs. For example, Bozzuto Group explained. That trend has been extended to water the higher the density, the greater the On the inside, today’s multifamily service. “The theory is that when a need for parking. Bozzuto’s firm has residences have taken a quantum leap consumer is not paying for a product solved the parking dilemma by hiding forward in terms of energy efficiency. directly, they are much less discrim- parking areas. “More and more, we are “We are all doing a better job of inating in its use, but if they pay for incorporating parking inside the house insulating, and our heating systems water directly, they are much more or within the building,” he says. “It is have changed, especially in the mid- conscious of its use or abuse,” more expensive to have the parking in Atlantic area. Years ago, heating in Bozzuto says. “I think this amounts to the building, but for us it makes sense. apartments was typically all electric. social awareness,” he points out. “You Customers pay to have the parking, but Today, the industry is commonly are asking people for accountability.” they are also paying for the privilege of Green Building in Urban Areas Requires Brownfields
hroughout the nation, there are development with the principles of requires cooperation between the more than 500,000 potential smart growth and environmental public and private sectors and all levels Tresidential construction sites in protection. Brownfields redevelopment of government. The challenge that desirable, close-in areas where expan- has the potential to slow the brownfields pose to a community sion or redevelopment is complicated development of open space and redevelopment effort is two-fold. First, by real or perceived environmental farmland by presenting property owners existing federal environmental laws contamination. Hundreds of thousands and developers with access to such as the Comprehensive Response, of those “brownfields”—abandoned, brownfields sites in desirable locations Compensation, and Liability Act idled or under-used sites—are believed with existing infrastructure and (CERCLA), commonly referred to as to be suitable for new development affordable pricing. Additionally, Superfund, strongly discourage the including infill housing, but brownfields redevelopment is consistent redevelopment of contaminated unfortunately liability concerns make with the notion of re-establishing property by holding current and future most of them unattractive to private communities. Many brownfields sites property owners financially liable to sector builders and developers. are located in urban areas or close-in cover clean-up cost due to Typically in or near prime locations, suburbs within walking distance or in contamination by past owners. Second, brownfields can possess tremendous close proximity to existing amenities Superfund provides a mechanism for redevelopment opportunity for builders such as restaurants, shops and the arts. current or future owners to sue previous and developers. If done correctly, This proximity fosters a sense of owners to recover clean-up costs. brownfields revitalization presents a community. These two elements of Superfund unique opportunity to marry economic But brownfields redevelopment strongly discourage developers and
6 NATIONAL ASSOCIATION OF HOME BUILDERS not seeing the parking.” Chuck Covell, vice president of Bozzuto Homes, said the company also uses vegetation and cutting-edge biorentention ponds wherever it is feasible to manage storm water. Covell notes that “plant material and organic material can extract oil and grit and phosphorous and nitrates from the water. You can’t beat nature. It is more expensive, but at the end of the day it is the better process. It’s on-site environmental stewardship.” The Worman's Mill in Frederick, Md., provides both single- and multifamily housing. Bozzuto Group uses bioretention ponds wherever possible because “there are a more money and doing a quality job is is the intelligent use of natural lot of things that you can affect part of our reputation,” he says. “We resources in a manner that respects environmentally on the site, in a are marketing green space, not parking market forces. By market forces, I mean positive way,” Covell says. “These lots. I think the consumer is becoming that people want a certain lifestyle. The facilities are real ponds that can more conscious of the environment, builder’s role is to give them that. We function as habitat as opposed to dry and evaluates the environmentally try to be responsive to what people storm water ponds.” conscious builder in a way that want and what they need From a marketing perspective, translates into value and quality.” environmentally. Having said that, I Bozzuto believes green building helps Nevertheless, Bozzuto believes both don’t think you can dictate to the differentiate his product from his green building and Smart Growth are American customer that there is only competition. “Taking the time to spend works in progress. “Smart Growth really one way to build,” he added. ! Reform
banks from considering former commercial or industrial sites as potential redevelopment areas, further hampering local government efforts to encourage redevelopment. Many states have adopted state environmental laws similar to the federal Superfund rules, further discouraging redevelopment of commercial or industrial sites. However, approximately 40 states have recognized the unintended impact on redevelopment that these state environmental laws have caused by imposing severe enforcement and liability regimes on owners of contaminated properties (e.g., brownfield sites). As a result, these states have implemented programs that In Pittsburgh, before brownfields cleanup, this slag pile occupied a spot near Frick Park above seek to encourage redevelopment of the Monongahela River.
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 7 Green Building and the Connection to Water Resources and Water Quality
reen building principles are also being used to address storm Gwater management concerns. When a developer begins construction at a site, grading is one of his first tasks. Grading amounts to rearranging the earth to create a flat spot for a house and rearranging the topography so that street grades are safer for traffic. Grading is also done to contour the land so that water drains away from the houses. In the past, sites were engineered so that water was collected from roads, driveways and other hard or “impervious” surfaces where water is not absorbed through above and below ground pipes. But builders are increasingly using greener methods of managing storm water. For example, At Fisher’s Landing in Vancouver, Wash., building green means retaining trees and planting developers are increasing the amount of vegetation that can remove pollutants and sediment from storm water.
BROWNFIELDS (continued)
contaminated properties by offering designed to offset the costs of funding program that includes bonds, both liability and enforcement clean-up. revolving loans and tax abatement for protections from any possible future Among the more successful state brownfields projects, and Michigan state action for innocent landowners programs are those in Illinois and recently passed a major bond initiative who successfully complete a state Pennsylvania that combine all of these to help defray the costs of cleaning up voluntary clean-up program. Incentives elements along with a strong working contaminated sites. offered by states under their brown- relationship with local governments. For the most part, states have taken fields or voluntary clean-up programs Brownfields redevelopment in these the appropriate approach by focusing range from complete indemnity to: states has succeeded to the extent that on incentives for developers to engage ® Liability protection from future state it has because both states have strong in brownfields redevelopment rather enforcement actions. voluntary clean-up programs that then viewing brownfields as an ® Guaranteed review timeframes of site provide developers certainty as to what alternative to suburban expansion. clean-up plans. is expected of them, coupled with Despite these efforts by states and ® Providing the developer the choice of strong liability and enforcement local governments to encourage flexible clean-up standards based on protections from any state action. brownfields redevelopment, very few the end use of the property (e.g., Many states also offer financial and projects have been completed. industrial, commercial or residential). technical assistance to developers Fortunately, there is now a federal ® Economic incentives in the form of doing brownfields remediation. For brownfields statute to complement grants, loans or tax incentives example, New Jersey has established a existing state brownfields programs or
8 NATIONAL ASSOCIATION OF HOME BUILDERS More green slopes and less asphalt allow water to sink into the ground and pervious surface on their sites where it Reducing the amount of water recharge groundwater is feasible so that water can sink down running off residential streets and supplies. into the ground and recharge the commercial parking lots can help groundwater supply. alleviate environmental problems Another way to build green is by associated with conventional planting vegetation whenever possible. development, according to Rich Claytor, Certain kinds of vegetation remove principal engineer for the Center for pollutants and sediment from storm Watershed Protection in Ellicott City, Md. water while providing habitat for birds “The traditional approach for and wildlife. In the Pacific Northwest protecting streams has not worked and other wet climates, builders are well,” Claytor said. Retention facilities, voluntarily improving storm water for example, “typically do nothing to management and water quality through control channel erosion or pollutants.” the use of biofiltration swales, wet Small streams “start unraveling as Clearmeadows, Vancouver, Wash. ponds and constructed wetlands. you urbanize,” he said. And just a small Builders are also saving, planting townhouse development can enlarge a subdivision roads to the minimum and transplanting more and more channel to six times its natural state. amount of pavement needed to mature trees because the roots of Claytor has been convening local accommodate local travel and parking sizable tree stands act as water site planning roundtables to convince needs and to provide access for purifying filters. “If you retain larger local governments that old, inflexible emergency, maintenance and service portions of a woodland next to your ordinances need to be cast out and vehicles. site, it will improve water quality” replaced by innovative techniques that A 44-foot-wide neighborhood street Chuck Stewart of Urban Forest protect watersheds. makes “a good drag strip,” but it could Management in Fox River Grove, Ill., Claytor’s approach starts with probably function just as well if it were points out. reducing the widths of collector and winnowed down to a width of 26-feet,
voluntary clean-up programs. On redevelop the entire universe of brown- source Conservation and Recovery Act) January 10, 2002, President Bush field sites. Specifically, the law should for innocent landowners (e.g., develop- signed into law H.R. 2869, the Small be extended to provide complete pro- ers and future owners) who successfully Business Liability Relief and tection against federal liability and en- complete a state brownfields or volun- Brownfields Revitalization Act. The new forcement authorities under RCRA (Re- tary clean-up program. ! law provides a measure of protection for a developer or builder from federal enforcement actions under the Superfund statute. Additionally, the new law provides authorization for $200 million in annual EPA brownfields redevelopment grants. Unfortunately, the new law limits lia- bility and enforcement protections to Superfund only, which does not cover properties contaminated with common pollutants such as petroleum, lead- based paint or asbestos. While the new law is a good first step in the redevel- opment of brownfield sites, Congress In Pittsburgh, after brownfields cleanup: an artist’s rendering of Summerset at Frick Park, a new can go further to provide incentives to urban community.
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 9 within the pavement section of the right- of-way—not out in the grass—can minimize the total clearing for the street, sidewalk and open channels and provide bigger back yards with less clearing.
. Cul-de-sacs are frowned upon, said N N A
M Claytor, because they create excessive R E M M
I impervious cover, but an island of Z
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I green space in the middle of the street H P
Y
B breaks up the paved surface and can
S C I
H provide a place for storm water to drain P A R G
back into the ground. Vegetated open
. D M
, channels that slow the flow of water L E R
U and provide infiltration are a A L
, .
C recommended alternative to standard N I
, Y
N curb and gutter. Channels should be a A P M
O bit wider than the standard two feet C
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T used in typical drainage. L U S
N Claytor also said that parking lots O C
E S
O are too large. Two-thirds of parking lots R
. T
L at shopping malls are empty on any E A H C
I given day. Only a few are totally full at M
E
H even peak periods. Lots can be further T
: E C
R downsized by cutting stall sizes and U O S A typical design for roadways, curbs and gutters, sidewalks and street tree plantings maximizes designating a larger percentage of hardscape and minimizes tree space (bottom). An alternative design narrows roadways, provides spaces for compacts. natural drainage and saves existing stands of trees (top). Rain gardens, which are shallow vegetated depressions in the parking lot functioning as bioretention filters, can help manage storm water at the source. As for residential lots, Claytor recommended modifying their geometry for the sake of keeping larger natural tracts of land intact, relaxing setbacks and frontage distances, building sidewalks only on one side of the street, using brick pavers or other alternative materials for driveways and building shorter, or even shared, driveways. He also recommended directing rooftop runoff to lawns instead of A two-to-one slope will save more existing vegetation than the more conventional three-to-one slope, which disturbs more of the natural topography and thus removes more trees. drainage systems.In general, Claytor said that practitioners of his site design providing two eight- to nine-foot travel narrower lots with shorter frontages can principles can expect to incur lower lanes and one parking lane, he said. cut street lengths. development costs but will have to pay Narrower streets are also safer, and Locating utilities and storm drains a little more for maintenance . !
10 NATIONAL ASSOCIATION OF HOME BUILDERS “Building With Trees” Emphasizes Protection
oluntary tree and woodland preservation are two of most Vvisible and important trends in green building. Not only do voluntary efforts pre- serve the natural environment and en- hance a community, they make homes more desirable to buyers and may help forestall the type of onerous regulations that have resulted from other environ- mental concerns. In 1998, the National Arbor Day Foundation instituted the Building With Trees program in cooperation with the National Association of Home Builders. The program emphasizes tree protection during land development and construction. According to officials of the National Arbor Day Foundation, a nonprofit educational organization dedicated to tree planting and environmental stewardship, planning accounts for 90 percent of the success in preserving trees during development. In fact, officials say it is crucial to include a tree expert on the development team from the beginning, before the site plan is developed. The tree expert is responsible for preparing a tree conservation plan that shows which trees will be saved and construction and maintenance process Lakes Development was singled out as which will be removed; determining the of Building With Trees can help builders an early example of “Smart Growth.” location of tree protection fencing; and save trees, time and money while The development features a shopping deciding where root pruning is needed increasing project success.” center and offices within walking and how to use mitigation techniques The National Arbor Day Foundation is distance of many homes, plus a series when excavation and fill cannot be not the only environmental of walking trails and lakes that were avoided. organization that encourages and made more nature-friendly by the The Building With Trees concept also recognizes home builders who are addition of waterside plantings. makes excellent business sense, committed to tree conservation and “As the population expands, large- according to Chuck Stewart of Urban planting during construction. scale development must have a minimal Forest Management, Inc. The Michael T. Rose Companies, impact on the environment, provide “Trees create residential communities based in Laurel, Md., received the links to mass transit and create habitat of lasting value that appeal to Audubon Naturalist Society’s first for native plants and animals. significant segments of the home Corporate Award in 2000 for its efforts Communities can live with nature, as buying market and increase home buyer to preserve trees and other natural the Rose Companies’ corporate logo satisfaction,” said Stewart. “Learning features in its residential community proclaims,” said a spokesman for the how to implement the planning, designs. The Rose Companies’ Laurel Audubon Naturalist Society. !
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 11 Energy and Environmental Advances in Ho
Oriented Strand Board (OSB), which uses smaller Tree preservation around a home trees and parts of the tree that were not previously provides shade, reduces energy used, has offered an alternative to plywood and costs by cooling the home and board products for roof sheathing. OSB does not creates residential communities require the larger, older trees from which plywood of lasting value. and board sheathing were made in the past.
More durable roof coverings such as steel and fiber-cement reduce the frequency at which a new roof is needed.
Windows now have insulating glass and low-E glass to keep homes more comfortable and energy efficient.
Vinyl siding and fiber- cement siding have reduced the need for cedar, redwood and other wood products historically used on exterior walls.
Increased insulation levels in walls and attics make the home more resistant to energy loss, lowering energy bills, reducing pollution related to energy production and saving precious resources.
Passive solar design takes advantage of the sun’s “free” energy to help heat homes through glass that is oriented toward a southern exposure. Most exterior doors are now insulated.
Xeriscaping uses native plants that require little to no watering by home High efficiency heating, cooling, owners. and water heating equipment have reduced the amount of energy used in homes. Foundation insulation is now installed in most homes, reducing energy losses from one of the last remaining major “sinks” in the home, and providing warmer, more 12 NATIONAL ASSOCIATION OF HOME BUILDERS comfortable floors. using Construction
Roof sheathing Roof and floor framing and coverings The market share of more Water-saving appliances In 1978, plywood made up environmentally friendly and plumbing fixtures 89.1% of the roof sheathing floor trusses and I-joists reduce the amount of market; by 1999, use of went from 2% in 1978 water used in homes. plywood in roof sheathing to 29.2% in 1999, while use They also require less had dropped to 27%. of dimensioned lumber for energy to heat water. Plywood has been replaced by floor framing dropped by Oriented Strand Board (OSB), more than 20%. which now comprises more Recycled plastic than 70% of the market. “lumber” and Plastic “lumber” alternative treatment The use of plastic methods are reducing Floor sheathing “lumber” in decks has reliance on chemically Use of plywood has grown steadily since 1978, treated wood and declined, from 90% of helping reduce use of valuable woods like the market in 1978 to redwood in decks from redwood that are used 26.7% in 1999, largely 20.1% in 1978 to 6.3% for decks, porches, due to OSB which made in 1999. trim, and fencing. up 34% of the materials market as of 1999. Dishwashers High-efficiency Typically, dishwashers refrigerators use Insulation manufactured in 1997 use much less energy Between 1978 and 1999, 40% less energy than than older models, the typical level of insula- models manufactured in and rely on tion in walls increased 1972, according to the refrigerants that from R-11 to R-13. Typical Whirlpool Corporation. have much less insulation levels rose impact on the from R-19 to R-30 in ozone layer. ceilings/attics. Refrigerators In 1972, according to Whirlpool, a typical Factory-built components Exterior doors refrigerator had 18 cubic such as trusses and pre-engineered Use of insulated doors feet of capacity and used lumber allow manufacturers to increased from 44% in 1978 about 2000 kilowatt hours carefully plan how they use to 85.2% in 1999. Use of per year; by 1999, the materials, making the most out of insulated steel doors amount of energy needed every piece of lumber. These increased from 38.5% in for a 20 cubic foot components eliminate the need to 1978 to 87% in 1999. refrigerator had been cut wood on the job site, further reduced to 600-700 reducing waste. kilowatt hours per year. Windows OSB and laminated fiberboard Between 1978 and 1999, Toilets have replaced plywood and board use of low-E coated Toilets installed in homes sheathing in walls. OSB and windows grew by almost in 1999 used only 1.6 fiberboard do not require the 30%; the use of insulated gallons of water per larger, older trees from which glass increased from nearly flush,compared to 4 gallons plywood and board sheathing 68% to 87%. per flush in the 1970s. were made in the past. Heat pumps and furnaces Gas and oil furnaces with Washing machines Wood flooring has been losing greater than 80% efficiency Use of energy by market share to carpet, sheet comprised 89% of the washing machines goods and laminates. These market in 1999. Nearly one has declined by replacement products have out of every three air roughly 45%. significantly reduced reliance conditioners manufactured on diminishing lumber supplies. in 1999 had a SEER (Seasonal Energy Efficiency Ratio) rating of 12 or above. Illustrations: Vitullo Architecture Studio 13 The NAHB—DOE Voluntary Energy Efficiency Program Initiative
ix programs designed to reduce energy usage in new requirements without generating more red tape and regu- and existing homes have been recognized by the lations. SU.S. Department of Energy (DOE) and the National At a 2001 event to announce DOE recognition of the Association of Home Builders (NAHB) as examples of ex- programs, Dan Reicher, then DOE Assistant Secretary for emplary market-driven, voluntary approaches to achieving Energy Efficiency and Renewable Energy noted that “to energy efficiency in U.S. homes. These are: date, more than 300,000 energy efficient homes have 1 Edison Electric Institute’s E Seal program. been built under these programs, saving consumers throughout the country an estimated $46 million in util- 2 Comfort Home. ity bills annually. By using less energy, these efficient 3 The Environmental Protection Agency’s ENERGY STAR homes are reducing air pollution by 108,000 metric tons program. annually. That’s the equivalent of taking 81,300 cars off 4 The Johns Manville Performance Home program. the road each year. And they are built at a cost compa-
5 The Alaska Craftsman Home program. rable to that of conventional homes.” DOE, NAHB, and the six voluntary programs recognized 6 Certainteed’s Certified Plus Home program. have adopted the goals of the Partnership for Advancing Recognition of the programs in 2001 culminated an ini- Technology in Housing (PATH), an initiative launched in tiative by NAHB to achieve federal government acceptance of 1998 by the Clinton Administration. The PATH goal calls for new homes to be 50 percent more energy-efficient by Homes built today are 100 percent 2010. more energy-efficient than homes “In the last 25 years, energy efficiency of new homes has doubled,” said NAHB Energy Subcommittee Chairman Eric built in the 1970s. Despite these Borsting, an energy consultant from Canyon Country, Calif. advances, energy consumption “Homes built today are 100 percent more energy-efficient remains an important national issue. than homes built in the 1970s. Despite these advances, en- ergy consumption remains an important national issue. NAHB believes that voluntary, market-driven initiatives can help voluntary partnerships developed by builders, utilities and oth- us increase the energy efficiency of the nation’s housing er energy groups to advance residential energy efficiency. stock. Programs that benefit buyers, builders, and lenders NAHB believes such programs can help save energy and stand the best chance of succeeding because the market create value for home buyers. The programs are voluntary, acts as a driving force to create change. We appreciate DOE’s market-driven initiatives that exceed Model Energy Code recognition of these programs.” ! State HBA Environmental Collaborations
The Ohio Home Builders Association, the Home Builders Association of Connecticut and the Home Builders Association of Alabama have all worked with state environmental agencies to develop programs that protect the environment. Their experiences can provide insights and important information for others interested in putting forth sound, workable solutions to environmental challenges such as wetlands restoration, open space preservation and storm water management.
THE OHIO WETLANDS FOUNDATION
hio is home to an unusual education. Subsequently, the which are protected and maintained program that promotes foundation created one of the first in perpetuity by professional resource Oeconomic development, wetlands mitigation banks in the managers. preserves and restores wetlands and country. The development of compensatory natural resources and provides many Mitigation banks are large areas of wetlands mitigation credits follows species, including endangered or constructed, restored or preserved the guidelines developed by a federal threatened ones, with new places to wetlands set aside to compensate for interagency task force and published nest, feed and raise their young: the unavoidable impacts associated with in the Federal Register in 1995 by the Ohio Wetlands Foundation. land development. When builders Army Corps of Engineers. Any entity The nonprofit Ohio Wetlands cannot avoid wetlands, they purchase wishing to use off-site compensatory Foundation was formed by the Ohio credits in a mitigation bank where mitigation must follow the rules and Home Builders Association in 1992 to wetlands are being restored and/or laws governing wetlands impacts and provide cost-effective, high quality created. The consolidation of must obtain a permit from the Army wetland mitigation options and to wetlands mitigation efforts results in Corps of Engineers and/or Ohio EPA. fund wetlands research and larger functional wetlands systems “For every acre of wetlands lost, at
Wildlife refuge, wetlands mitigation bank . . . or both? The Ohio Wetlands Foundation has restored 450 acres of wetlands throughout the state.
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 15 T H E C O N N E C T I C U T S TAT E
nacted in 1998, Connecticut’s open space legislation has the Eambitious goal of setting aside open space equal to 21 percent of the state’s total area. To achieve this goal, the legislation established the Natural Heritage, Open Space and Watershed Land Acquisition Program, which identifies and sets aside land for preservation. The centerpiece for that program is the Connecticut Open Space Review Board, which consists of a cross section of public, environmental, civic and industry trade groups, including the Home Builders Association (HBA) of Connecticut. While supportive of the concept of preserving open space, the HBA of 1 least 1 ⁄2 acres of mitigation land must bank, is a 462-acre former farm site Connecticut wanted to make sure be purchased. After approval from the that has been relatively dormant for that open space acquisition was not Army Corps of Engineers and the Ohio several years. The foundation plans to used to block development. One of Environmental Protection Agency, the transform it into an area containing the key provisions of Connecticut’s applicant can purchase the appropriate restored forested wetlands and large plan is that state open space funds number of acres at a wetlands mitiga- open marsh wetlands. cannot be used to condemn tion site,” said Vince Messerly, the “Mitigation banking is a win-win property. There must be a willing general manager of the foundation. situation,” said Messerly. “The seller. To further ensure that the The 33-acre Hebron Wetlands environment wins because the Mitigation Bank was the Ohio mitigation results in the restoration Wetlands Foundation’s first mitigation of large, high-quality functional and site. Completed and sold out by May professionally managed wetlands of 1994, it is a remarkable success. ecosystems. In addition to the Hebron site, the The public wins because these foundation has developed and sold all mitigation sites are open for recre- of the credits in two other banks— ation and educational opportunities. Big Island and Sandy Ridge. In all, People can appreciate wetlands, about 450 acres of wetlands photograph nature, watch birds, and restoration has been achieved at in some cases, hunt and fish on the Hebron, Big Island and Sandy Ridge. property. And developers are winners Credits are now available at three because they have the opportunity for additional banks: Slate Run, Three cost-effective, compensatory Eagles and Trumbull Creek. The mitigation and their dollars are Trumbull Creek Wildlife Area, the providing high-quality wetlands foundation’s sixth wetlands mitigation ecosystems.” !
16 NATIONAL ASSOCIATION OF HOME BUILDERS O P E N S PA C E P R E S E R VAT I O N P L A N
program would not be used to block purchase pipeline by forcing communi- million annually in state funding to development, Bill Ethier, the Executive ties to decide just how important land protect open space. Vice President of the HBA of preservation was to them. “With the How did the Connecticut Department Connecticut, and Tom Francoline, a system Bill [Ethier] and I envisioned, of Environmental Protection and the developer and planner appointed to the we can find out the sites that conserva- builders come up with an open space Open Space Review Board to represent tionists and towns want to preserve. preservation plan that allows the association, worked with the other Then we can tell the developers, `go development and protects Connecticut board members to create a property there at your own risk’. If the developer land? Francoline thinks it happened review formula that gives sites with goes to a place that conservationists because the two groups are natural resource conservation and have not identified, then he or she “conservationists from different recreational value the highest ought to be able to go forward with de- occupations concerned with saving the consideration. “If you have a rare velopment plans with fewer problems.” true value of Connecticut’s open spaces.” swamp, it gets high priority. If you The idea of certainty has been firmly Few people realize that although it is have a piece of land that has nothing established because the Open Space one of the most densely populated special but is in the path of Review Board is not just a screening states, Connecticut’s developed land development, the priority is not as high process but a land designator that amounts to only 8 percent of the state’s as the swamp,” Francoline said. builders trust. “I get a lot of calls from land mass, according to recent U.S. The open space plan also takes into developers asking me `Is this on the Department of Agriculture figures. Open account areas of a village or town that are map?’,” Francoline said. space preservation is important, and important to the character of the area. “If The success of the original program doing it right is no easy task. Nonethe- there are tracts of land that residents have helped to launch another program in less, Francoline and Ethier are urging deemed important, this plan forces 2000 known as the Charter Oak Open builders in other areas to get involved planners in those towns to take that into Space Trust. That trust, established to and shape open space preservation consideration,” Francoline said. protect watersheds and passive open plans in other states. “We tell people to One of the key goals of builders was space, was funded with an additional get involved and do something con- to inject certainty and predictability $12 million per year. Together, these structive. “If it can work in Connecticut, into the Connecticut open space land efforts now earmark more than $20 it can work elsewhere,” Ethier said. !
Mitigation banking allows needed development while restoring wetlands.
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 17 THE ALABAMA QCIP FOR RESIDENTIAL CONSTRUCTION STORM WATER MANAGEMENT EDUCATION PROGRAM ederal Environmental Protection Unfortunately, this approach was program was structured,” Davis says. Agency (EPA) rules allow states to flawed, according to Russell Davis, “The way the permit program was set Fadminister storm water executive vice president of the Home up, the builder couldn’t take an active regulations on construction sites in Builders Association of Alabama (HBAA). role. Instead, the builder had to rely on order to reduce runoff and protect Because the QCP was not accountable, the inspector’s opinions and expertise. water quality. In 1997, the State of the builder or developer was responsible Basically, builders had none of the Alabama changed its approach to if something was wrong and corrective authority to determine what measures include monthly inspections of storm measures had to be implemented. were necessary, but all of the liability if water control measures, known as Best “For the builder, there was a the measures failed or were Management Practices (BMPs). manpower problem and a legal problem,” inadequate.” Initially, builders and developers Davis said. “Builders sometimes ended up In 1997, builders and staff from had to pay to have a Qualified having to go out there themselves if the HBAA met with ADEM and initiated Credentialed Professional (QCP) such as QCPs didn’t do their jobs. If the builders discussions about better ways to meet a professional engineer recognized by didn’t go out there and fix it, they were everyone’s objectives. The solution was the Alabama Department of liable. The only remedy for the builder an education program put together by Environmental Management (ADEM) as was civil court. In the meantime, the an engineering firm, CH2M-Hill, that having expertise in storm water builder was not in compliance with the teaches builders and developers their management do site inspections permit because the QCP did not do the responsibilities as well as the practical monthly or whenever there was 3/4 inspections.” aspects of installing BMPs and provides inch of rain within a 24-hour period. As the association investigated them with a state accreditation known In addition to these QCP inspections, further, what it found was “a lack of as a Qualified Credited Inspection the state agency conducted its own communication between the QCP and Professional (QCIP). After completing inspections. the builder because of the way the the course, builders are qualified to
18 NATIONAL ASSOCIATION OF HOME BUILDERS determine BMPs for storm water changed,” Reid explained. “Builders companies, and a QCIP program for management. still can be inspected and fined. What road-building. “Having a professional engineer teach has changed is the education and The education collaboration between the class gives builders the opportunity to awareness level of our members. The the Home Builders’ Association of not only learn why they must do the right course gives them a better under- Alabama and ADEM, and the course— thing, but how they can do the right standing of which BMPs will work and officially known as the Construction thing,” Davis said. “Once builders which ones will not work. They now Stormwater Qualified Credentialed complete the program they find out have a working knowledge so that they Inspector Training Program—has been something that can come as a shock: it can conduct monthly inspections, and recognized nationally by some of the isn’t necessary to spend an exorbitant sum the ability to do the maintenance to nation’s leading environmental of money on storm water management. keep their BMPs operational.” protection professionals. The They learn there are easier ways that are The old adage that an ounce of Environmental Council of the States less expensive, but just as effective.” prevention is worth a pound of cure (ECOS), a group of state environmental Alabama builders were successful in also comes into play. “If someone directors and commissioners from having the regulatory agencies accept working on site sees a problem, they around the country, included the their program because of two important are likely to fix it quickly,” Reid added. program in their 2001 National concepts: responsible protection and “That way, the ADEM doesn’t have to Compendium of State Innovations on-site environmentalism. worry about a storm water catastrophe. publication. “We found that the person who is What’s more, ADEM is still calling the More importantly, since the Qualified liable for storm water violations is shots, and state agency inspections are Credentialed Inspection Professional much more likely to do a good still there.” (QCIP) program was started in 1999, inspection than someone who isn’t The QCIP for Residential Construction more than 400 individuals have taken liable for it,” said Jason Reid, has been so successful that ADEM and the class and no sites subsequently Regulatory Affairs Director with HBAA. HBAA are at work launching two new inspected by the state have been cited It was this argument that won the day. programs with a similar focus: a QCIP for significant storm water management “The responsibilities of a QCP have not course geared toward educating utility violations. !
These wetlands were restored by the Ohio Wetlands Foundation, a builder-initiated effort that is one of the first mitigation banks in the country.
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 19 The Future Of Green Building: The PATH Initiative
y 2025, it is possible that houses will be net energy producers, Brather than consumers as they are today. The residential building industry has greatly improved the energy efficiency of its products and systems since the energy crisis of the mid-1970s. Insulation levels have increased, windows have double glazing and/or low emissivity films as standard practice, doors are often insulated in the factory, and efficiency of air conditioning and heating equipment has improved dramatically. A typical house built today is considerably more “green” than the most energy efficient houses of a decade ago. The house of 2025 could push these trends further and perhaps even to the point that new homes will become energy self- Wonderland Hill’s Harmony Village, Golden, Colo. sufficient or “zero energy” houses. Of course, green building is more consumer recycled materials, and to while maintaining housing affordability. than just energy efficiency; it also take advantage of solar technologies. The PATH program goals focus on incorporates resource efficiency and To further this important effort, improving durability, energy efficiency, environmental stewardship. Builders are NAHB and the NAHB Research Center environmental performance, learning to reduce and reuse job site are extensively involved in PATH, the construction safety and disaster scrap and waste, to recycle building Partnership for Advancing Technology resistance of our nation’s housing. materials from houses and other in Housing program, which is funded by PATH is investing in the development buildings that are being the U.S. Department of Housing and of a wide range of technology options decommissioned, to design and build Urban Development (HUD). PATH is an to help the housing industry achieve its an advanced energy- and industry/government partnership goals. PATH is working to improve the environmentally-efficient building, to designed to achieve dramatic quality and efficiency of the house use building products containing post- improvements in housing performance, framing process, and is currently conducting field evaluations and demonstrations of over 40 innovative building technologies in 15 states. The results of these technical evaluations will be communicated to the building industry through the NAHB Research Center’s ToolBase program. ToolBase reaches the building industry through a toll-free hotline (800-898-2842), a technical newsletter called ToolBase News, and through an internet newsletter called ToolBase E-News. Some of the technologies currently Northfield at Fisher’s Landing, Vancouver, Wash. under development include:
20 NATIONAL ASSOCIATION OF HOME BUILDERS ® Electro-chromic and thermo-chromic efficiency will be optimized through the often seen on construction sites. windows. use of sophisticated controls. In fact, With concerns over water and ® Innovative structural materials for houses are expected to be able to wastewater throughout the country and roof, wall, floor and foundation diagnose their own product and system the world, expect homes to use less construction. failures prior to a breakdown and alert water in the future and to virtually ® Photovoltaics, micro-turbines and service professionals to schedule timely eliminate the need for major waste fuel cells for generating energy. preventative repairs. Many of these water treatment plants. Homes will ® Energy- and water-conserving repairs to appliances and other recycle water back through the home appliances (washer/dryer computerized equipment will be for multiple uses. In fact, waste water combinations, convective ovens, performed remotely through the treatment systems can already produce tankless water heaters, greywater Internet, and the owner will not even effluent that is drinking water quality. and rainwater irrigation systems and be aware that a repair has been made. Finally, perhaps the greatest recycled products). The house of 2025 should be a net environmental impact we can expect ® High-tech insulation (like vacuum energy producer, not a consumer. from our homes is that they can serve as insulation technology) and other Through the use of advanced more than just a home. The information energy-conserving technologies. conservation techniques and energy explosion will continue to have a ® Advanced tools and techniques for efficient appliances, the building’s significant impact on key environmental increasing labor efficiency. energy use will be kept to a minimum, issues. In addition to the self-generation ® Factory-built components or housing while photovoltaic roofing, fuel cells of cleaner fuels and better controls over systems. and micro turbines will supply power to the use of water and energy, Outwardly, the houses of 2025 may the house and produce excess for sale transportation habits will change look like houses of today, but they will to utility companies. dramatically for many people. The home not perform the same. Not only will The way homes are constructed will office will be indistinguishable from the houses continue to provide comfort and also change significantly over the next work environment in many sectors of the secure shelter and privacy, they will two decades. These changes will be economy. The need to travel and to also serve as a centralized hub for necessary to deal not only with commute will be reduced significantly organizing continuing education, health environmental concerns, but also with for many of us too. E-commerce will maintenance, fitness, communications, issues such as labor shortages. create a better environment when we entertainment, and work productivity. Industrialized housing and components can use our home to place orders In addition to these added features, will become even more commonplace, instead of going out, or when our smart houses will perform better. They will be and technical innovations will allow homes can arrange deliveries so that more durable and require less main- construction that uses only the delivery companies can reduce needless tenance and repair. Water and energy materials necessary, without the waste trips. !
Summer’s Walk at Fisher’s Landing, Vancouver, Wash.
BUILDING GREENER, BUILDING BETTER THE QUIET REVOLUTION 21 About NAHB The National Association of Home Builders is a Washington-based trade association representing more than 205,000 members involved in home building, remodeling, multifamily construction, property management, subcontracting, design, housing finance, building product manufacturing and other aspects of residential and light commercial construction. Known as "the voice of the housing industry," NAHB is affiliated with more than 800 state and local home builders associations around the country. NAHB's builder members will construct about 80 percent of the more than 1.6 million new housing units projected for 2003, making housing one of the largest and most powerful engines of economic growth in the country.
About the NAHB Research Center The NAHB Research Center is the research and development leader in the home building industry. Federal, state and local government agencies, manufacturers, builders and remodelers rely on the expertise and objectivity that are at the very heart of the Research Center. Uniquely positioned to facilitate invaluable liaisons—between builders and manufacturers, design professionals and housing researchers, and government and industry—the Research Center is dedicated to advancing housing technology and enhancing housing affordability for the benefit of all Americans.
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TOLL-FREE: 1-800-368-5242 PHONE: 202-266-8254 WEB: NAHB.org
October 2002