Building Technologies Update for Multifamily Housing New Products and Systems Help Produce Greener and Better-Performing Buildings with Enhanced Design Options

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Multifamily housing projects can take advantage of many different and innovative building component solutions. The Steel Works in Atlanta, Georgia utilizes a creative cladding scheme.

Building Technologies Update for Multifamily Housing New products and systems help produce greener and better-performing buildings with enhanced design options

Sponsored by CertainTeed Gypsum, Oldcastle® Architectural, Pella EFCO Commercial Solutions, and Tamlyn By Peter J. Arsenault, FAIA, NCARB, LEED AP

ultifamily construction and at smaller living spaces with less driving but also contribute to a well-designed, renovation projects continue to or commuting time compared to life in a greener, higher-performing building. M garner a lot of attention whether suburban-sprawl, car-centered environment. they are rental apartments or purchased And there remains a fair bit of business Greening of Multifamily Housing condominium units. The reasons for this interest in multifamily real estate from both In 2013, an independent study1 was conducted attention seem to be driven by a number of U.S. and foreign investors. Regardless of by the firm of Strata Research to “better different social, economic, and practicality- the motivation, it becomes incumbent on understand renter purchasing criteria and the based decisions that buoy their continued architects to design multifamily buildings importance of sustainability-related apartment popularity. Many urban areas are growing in that can respond to the needs and consumer features to the overall purchase decision. In population, creating denser development that preferences of those spurring the activity. It order to achieve this, Strata Research was combines commercial uses with residential is equally important to create buildings that commissioned to test renters’ awareness choices in the same building or block. Changing use the best and most appropriate building and importance of various environmentally demographics can mean that multifamily technology to achieve a well-constructed, friendly features, as well as determine their housing with all-inclusive maintenance and durable, and efficient end result. Doing so willingness to pay an extra premium if these amenities appear better suited to changing involves an understanding of the availability features were included.” Their findings were lifestyles and personal budgets. Interest in and workings of building products and quite significant. First, out of their sample of greener living is causing some people to look systems that can not only meet those criteria, over 1,000 interviewed renters from across the educational-advertisement 131

Image courtesy of Pella EFCO Commercial Solutions United States, they found that 77 percent believe it is important that their apartment is green. Edu Continuing The factors driving this response included cost efficiency (33 percent), protecting the environment (26 percent), and doing their part (25 percent). Further, 65 percent stated that energy efficiency is important and 57 percent value an apartment with environmentally friendly features. In fact this is important enough to renters that 72 percent said that they c are willing to trade off an important apartment ation feature (such as extra storage space or high ceilings) for green features. Some of this consumer green awareness and preference certainly comes from the general media and interest in sustainable lifestyles. It likely also comes from developers and property owners who have been promoting green buildings for the marketing appeal, the added earnings potential, and, we would hope, the commitment to also do the “right thing.” But it also certainly comes from the growing availability of programs that promote green multifamily housing. The LEED program of the U.S. Green Building Council2 has certainly An envelope analysis using software applications, helps building teams to input a wide range of been embraced by the multifamily housing variables and conditions for existing or new buildings. This information can then be used to develop a strategy for potential energy savings. market with prominent displays of the LEED logo and information on many new and renovated buildings. Recently, ENERGY STAR performance and related energy costs. added multifamily housing3 to their categories Therefore, conducting an analysis of a new CONTINUING EDUCATION of buildings that can be reviewed using their or existing building envelope is one of the popular Target Finder and Portfolio Manager first and best steps a design team can take to EARN ONE AIA/CES HSW programs to benchmark a building’s energy understand how to achieve an energy-efficient learning unit (lu) performance against similar buildings in the and environmentally friendly building. This EARN ONE GBCI CE hour for same geographic area. Adding to the interest by is especially important in the renovation of lEED Credential Maintenance developers and owners is the recent availability existing buildings, particularly if the building of lower interest rates from Fannie Mae4, the is being converted from some other use (i.e. Learning Objectives national mortgage organization, for multifamily warehouse, school, etc.) into multifamily After reading this article, you should be properties with a green building certification, housing that has become very popular in many able to: such as LEED or ENERGY STAR. areas. This analysis can be done in-house by 1. Identify and recognize the trends in the All of these preferences and actions converge architectural firms using available computer multifamily residential market that are on the design of a new or renovated multifamily modeling software or by working with driving consumer preferences and owner housing project since design professionals manufacturers who have customized software action toward green building practices. need to be aware of these drivers to best serve to analyze the options of different systems in 2. Investigate the design potential and developer clients and end users. But how does a given building envelope system. Either way, innovative opportunities to create high-performing building envelopes in this all really play out in a project? It often a baseline building can be modeled, while the multifamily buildings. comes down to a series of design decisions relative changes can be compared using specific 3. Assess the functional contributions of made all along the way related to the building envelope designs, types, and options. innovative products and systems that can enclosure, the interior, and the integration of One common and critically important improve indoor environmental quality and innovative technical advances. These decisions component of building envelopes is fenestration. energy efficiency. will affect the sustainable nature of the building Hence, it is not surprising that some window 4. Determine the opportunities for since they will affect different green categories manufacturers have embraced its importance integrating home automation components such as energy efficiency, acoustics, indoor air and seek to partner with design professionals that can enhance comfort, energy use, quality, durability, and material choices. In this on conducting a building envelope analysis. and convenience. light, we will review a variety of new or updated Doug Phelps, Director of Commercial Business building components and services that can help Development for Pella EFCO Commercial To receive credit, you are required to read with making some of the best design decisions Solutions, points out that they work with the entire article and pass the test. Go to in multifamily housing projects. designers on a “whole building analysis which ce.architecturalrecord.com for complete text and to take the test for free. is truly unique from the component approach. Building Envelope Analysis This way, we’re able to analyze and run ‘what- AIA/CES COURSE #K1504H The envelope or exterior construction of if’ scenarios to compare potential envelope GBCI COURSE #920003200 all buildings directly impacts the energy improvements in terms of energy savings, 132 Building Technologies Update for Multifamily Housing educational-advertisement

Images courtesy of Tamlyn occupant comfort, and building aesthetics. Every project has specific goals, and we are able to support the project team with flexible, real- time analysis.” He also notes that this interest in ation

c full analysis came from occupants commenting that their spaces felt more comfortable after replacing windows. By adding the analysis of occupant comfort as part of the envelope analysis, it is also possible to quantify that improvement while showing projected energy savings for the building. This process is available to any design team and Strategically located spacers provide an intended drainage gap on synthetic, non-woven, breathable supported by the national, independent energy water-resistive barriers. Continuing Edu engineering firm, The Weidt Group. According to David Eijadi, Principal in Charge of Energy by enhancing building wraps to serve as coordinated, high-performance wall systems for The Weidt Group, “The envelope analysis an effective drainage plane set back from with multiple components from a single identifies potential problem areas and offers the cladding with a gap. The conventional manufacturer. According to John Cicciarelli solutions to make buildings more energy-efficient means to create a drainage gap in a framed of Oldcastle® Architectural National Masonry and comfortable. In the process it leverages some wall system is to use furring channels or Sales, “Over the past few years, we’ve seen two of the best technology available in software for strips. The alternative is to use a drainable innovations in multifamily housing projects: computing hourly energy simulations.” WRB building wrap that provides its own an increase in high-performance wall systems integrated method of drainage. For example, and an uptick in masonry veneers being Air and Water-Resistive Barriers (WRBs) at least one manufacturer creates this gap by specified.” In many cases, this system approach One significant part of a building envelope bonding 1.5 mm propylene spacers to a high- gives the designer the benefit of a total wall is its ability to be sealed completely. Hence, performance WRB building wrap. This depth assembly that allows for better insulation building codes require barriers be incorporated is large enough to provide a true drainage solutions for increased energy efficiency. One into envelope assemblies to prevent unwanted space between the sheathing and cladding such system uses a continuous insulating foam air infiltration and water penetration. Water- material, allowing it to act as a full rainscreen layer over a prepared substrate, typically in resistive barriers (WRBs) are commonly used system in miniature, without the added labor a framed wall, that is formed specifically to that are synthetic, non-woven building wrap or cost. Further, it will work with all types of accept veneer stone or masonry products. In products. The high-performance advantages cladding systems, particularly those that can this way, it provides a full layer of continuous of this modern solution include a barrier that be moisture sensitive such as wood or fiber insulation outside of the framing while solving is more breathable, more durable, and more cement siding. the common problem of how to best finish the easily sealed along the seams. Further, this When specifying WRBs or building exterior surface. The insulation in such systems type of synthetic WRB can also double as a wraps for multifamily housing projects, it is can achieve thermal resistance R-values above continuous exterior air barrier, meeting the important to recognize that there are literally R-13 and also provide an integrated moisture code requirements for both in a single layer. dozens of building wrap products available management design. The exterior finish can be Using a high-performance building wrap in with wide variations in performance and selected from the wide range of veneer stone a multifamily housing project takes advantage cost. They can also vary in water resistance, colors and patterns that are on the market or of several innovative characteristics. First, as drainage efficiency, water vapor transmission from the equally broad range of masonry and an engineered product, it creates a weather or breathability, ability to impede air flow, brick products. Of course, the finish stone or barrier behind exterior cladding to protect the durability, tear resistance, cold weather masonry products need to be selected to be sheathing and reduce water intrusion into wall flexibility, flammability, and smoke developed compatible with the patterned insulation that cavities. This is important since all exterior ratings. Beyond that, however, it is important is designed to receive them. cladding will likely allow some degree of water that the WRB can be sealed properly and fully This type of wall system can be used on intrusion at some point. It is also particularly along the seams without undue penetrations either new or existing buildings. In new important in rainscreen assemblies where from staples or nails. Some manufacturers construction, the framed wall assembly water is expected to enter behind a cladding offer full sealing systems that avoid the would need to be complete to the sheathing material and is allowed to drain away. Second, use of nails and staples and instead use a or substrate level with the appropriate air and as a vapor permeable or breathable product it compatible adhesive, sealant, or tape. Equally water-resistive barrier in place as needed. In will allow water or moisture to escape, thus important are the details of how the WRB a renovation, existing cladding may be able to allowing any damp or wet materials to dry deals with openings in the wall such as doors remain if it is fairly flat and intact. Otherwise in a relatively short amount of time. During and windows. Being able to flash and seal the it may need to be removed and the substrate this drying, WRBs can maintain their water WRB properly with window and door flashing adequately prepared. Then the installation of resistance because they are constructed with materials will assure that water draining the formed foam insulation takes place using pores that are large enough to allow moisture down the face of a drainable WRB will flow specially designed fasteners and screws. Next, as a vapor to pass through but too small for away properly and not behind other building the selected veneer stone or masonry is set water as a liquid to pass. Third, as an air elements into the wall. into the formed openings of the insulation barrier, a WRB will be an energy-efficient in a pre-selected pattern and held in place means to stop air infiltration and exfiltration Continuously Insulated Wall Systems by friction between the foam panels and the through walls. An innovative trend in multifamily housing manufactured teeth of the veneer. As in most A further innovation has come about projects has been the increased use of veneer installations, anchors are used to affix

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Image courtesy of Oldcastle® Architectural privacy. Acoustically designed and installed walls the negative effect of short circuits. It can and floor/ceiling assemblies can substantially also help reduce material usage versus decrease sound transmission through them and traditional multi-layer gypsum systems. The improve residents’ satisfaction, which often leads high acoustic performance of noise-reducing ation

c to less turnover and fewer expenses associated with gypsum board makes it possible to build filling vacancies. effective noise-reducing walls with a single One of the common means of measuring layer of material, gaining valuable square sound transmission through walls is to test footage from thinner walls, and saving both an assembly for its Sound Transmission construction time and material cost. Less material Class (STC) rating. In simplest terms, it is a used also means a more sustainable structure in measure of how many decibels of sound are keeping with green building practices. absorbed or reduced (i.e. sound attenuation) when sound passes through an assembly. Window Performance Continuing Edu Specially designed anchors The higher the STC rating, the more sound Windows are an integral and important affix the masonry and mortar solidly to the wood, CMU or attenuation, meaning a quieter environment part of any multifamily wall system and steel studs of a building. on the other side. There are many common as such, they need to address a variety of design choices to achieve some degree of design criteria. The desire to provide views sound attenuation in framed interior walls and natural light needs to be balanced with that use gypsum board over studs with sound- energy efficiency in the wall system. To absorbing insulation between the studs. achieve the best energy efficiency and overall In this exterior wall system there are three The STC ratings typically improve as more performance, a window system should be elements: 1) the patterned insulation panels attention is paid to details such as penetration selected based on the performance of the total are installed, 2) the corresponding, pre- offsets, sealants, and separation of studs from unit, not just the components. An option selected stone or masonry veneer is installed, gypsum board using resilient channels. A to consider in low- to mid-rise buildings and 3) a specifically designed Type-S mortar is used to finish the surface and achieve the fairly new option has also become available with larger window sizes is a wood-framed needed bond strength. in the form of noise-reducing gypsum board window rated to meet AAMA performance which is specifically designed to reduce classification CW. This performance level airborne sound transmission between two assures that the window can withstand design the masonry and mortar to the substrate or adjoining spaces when used in wall or floor/ pressures from wind of at least 30 pounds structure of the building. The wall is finished ceiling assemblies. This type of product per square foot (psf) and in some cases on using a Type-S mortar to assure proper bond features a viscoelastic polymer layer placed the order of 50 psf or higher. It also assures strength, adhesion, flexibility, and stability. between two specifically formulated dense that the windows will seal and prevent drafts When finished, the wall is lighter in weight gypsum cores that collectively dampens in most situations while holding up to wind than a full masonry or stone wall, provides a sound energy. The result is a combination and weather conditions on upper floors of full layer of continuous insulation, and offers that significantly improves sound attenuation buildings. Aluminum-clad wood windows a broad range of finished appearance choices. and is ideal for systems requiring high STC are often used where design flexibility is Further, the nature of the masonry and mortar performance, such as multifamily housing. desired, where the warmth of wood will makes the exterior surface more durable and Noise-reducing gypsum board is an complement other interior woodwork, where longer lasting than some other cladding choices excellent acoustic solution for meeting STC low-maintenance exteriors are important, as well. ratings without the need for techniques such or in older existing buildings that require an as isolation clips or resilient channels. Clips authentic look. Multifamily Acoustics and resilient channel can easily be short- The glass options for windows have In a multifamily housing unit, good acoustics circuited during the construction process increased significantly in the past few are important to ensure noise control between and even afterwards, during picture hanging decades but often choices can be limited residential units or between indoors and outdoors. or pressing of heavy objects against the wall, by the window system used. For residential This has increasingly been recognized as a part of negatively affecting acoustic performance. multifamily situations that prefer the aesthetic indoor environmental quality in green building These risks are eliminated when using noise- and energy performance of wood over other standards but also as part of a general quality reducing gypsum board, thus providing choices, the glazing choices do not necessarily of life aspect associated with multifamily living. more consistent acoustic performance. If need to be limited. It is now possible to specify Occupants expect a reasonable sense of separation used in systems with resilient channels, and select up to triple glazing for wood-framed from neighbors that is necessary for comfort and noise-reducing gypsum board can reduce windows for greater energy efficiency and sound

Images courtesy of CertainTeed Gypsum

Noise-reducing gypsum board uses a polymer layer between two thin, dense, gypsum cores to achieve higher acoustical performance—so much so that a single layer can perform as well or better than a double layer of traditional gypsum board.

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Images courtesy of Pella EFCO Commercial Solutions Horizontal and vertical reveal pieces can be coordinated for a consistent appearance that maximizes or minimizes the lines between cladding panels. Outside and inside corners ation

c can similarly be treated to accent a corner condition or help it to blend in with the rest of the building. Transition pieces are available that connect special corner conditions and the junction of soffits to walls. When properly used and installed, these products not only provide for a complete, finished design appearance, they help with the overall performance and durability of the exterior cladding as well. Continuing Edu

Stone Veneer A fast-growing type of exterior wall treatment that has been specified on multifamily housing in recent years involves the use of masonry veneers. We have already discussed High-performance, double-glazed, aluminum-clad wood windows were used to achieve how they can be used as part of a wall system, energy performance in the Burlington Apartments in Portland, Oregon, designed by Ankrom but the details of the veneer itself warrant Moisan Associated Architects. For even greater energy efficiency, triple-pane windows and some further discussion. Masonry veneers are doors are available as shown on the right. comprised of thin pieces of stone or brick but give the appearance of solid masonry without control. Further, the insulating glass units can be the trim to be used with multiple panels from the weight or cost. Stone veneers provide a treated for greater heat or solar gain resistance different sources. And, it is available in multiple natural surface exposed to the weather that and the insulating space filled with inert gas such finishes including primed, clear anodized, and allows the finished building to emulate the as krypton. Altogether, a triple-glazed, krypton- pre-painted. great aesthetics of solid stone or brick but filled, wood-framed window can deliver thermal Different aluminum trim profiles are in fact they are non-structural. This means performance values on the order of a U-factor as available for different placement locations. they install much quicker than natural stone low as 0.16 or an R-value of approximately R-6.25. or brick due to their simplified installation Photo courtesy of Tamlyn process with much less weight and potentially Exterior Joining less cutting. Among the details to address on exterior The options on the market for veneer walls, the means to join or connect cladding masonry are broad and varied. Available choices materials along joints, corners, and seams is range from a standard smooth or split face unit worthy of design attention. Some products, such to veneers that look just like natural stone in as masonry, have their own, well-established varying sizes. The range of colors of the finished means of dealing with these details. Other units is equally extensive and includes stone products such as cladding panels or siding, earth tone colors of grays and browns, a range of require a separate trim product to deal with brick reds and oranges, and even white cast stone those transition areas. A design trend in this products. It is worth noting that these products regard is to achieve clean modern lines that have advanced considerably since they were first have become popular with younger generations introduced several decades ago such that many and more urban multifamily projects. Hence, it have integral color worked into their makeup so has become common to see the use of extruded the product color is consistent throughout each aluminum shaped trim pieces that make strong unit. The shapes and sizes are also varied to allow design statements while assuring the proper for details to be more authentically addressed. functioning of the cladding material. Selecting aluminum trim can be based on its See endnotes in the online version of this article. capability as a resilient material that can adjust Continues at ce.architecturalrecord.com and flex to meet the needs of building material expansion and contraction. From a design Peter J. Arsenault, FAIA, NCARB, LEED AP, Extruded aluminum trim can be used in is an architect and green building consultant who perspective, it is extruded in a wide variety of multifamily buildings to connect and secure has authored over 100 continuing education and profiles, allowing for choice in appearance from exterior cladding in horizontal, vertical, corner, recessed to pronounced. Manufacturers have and transition locations while helping to create technical publications as part of a nationwide practice. www.linkedin.com/in/pjaarch made many different sizes available, allowing strong design statements.

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For example, “L” shaped corner units allow for the appearance of solid dimensional stone while retaining the veneer qualities. Those qualities include the lighter weight, superior aesthetics, and integration into wall assemblies discussed previously.

Photos courtesy of Oldcastle® Architectural

Architectural stone veneer installs quickly and easily yet produces the finished look and durability that is needed for many multifamily buildings.

Single-wythe Masonry For larger building projects where full-size masonry is needed or desired, but budget constraints are tight, there is an alternative worth considering. Single- wythe masonry is made from concrete masonry but in an innovative sizing arrangement. The most popular choice for the best structural performance is for a 16-inch width and a 4-inch height. The width can vary from 4 to 8 to 12 inches depending on the overall look and economy desired. The broader depth thus eliminates the need for a separate CMU wall backup and gives it the name of single-wythe masonry. The one-step installation is a time- and cost-saving benefit that also eliminates the need for anchors to a framed wall assembly. It can be combined with insulated wall systems to provide increased energy efficiency, moisture management, and acoustical comfort or used with other standard construction systems. Although single-wythe masonry is a concrete masonry unit, it is available in a range of colors that are formulated to match a variety of common and popular clay brick colors. These include reds, oranges, and even some yellows that are common for different design schemes. This type of masonry is very common in retail buildings due to the brick appearance coupled with the savings and durability of CMU. This also makes it very appropriate for mixed-use buildings that incorporate retail spaces with residential units. In some cases, it may also be appropriate for an entire multifamily building.

Images courtesy of Oldcastle® Architectural

Single-wythe masonry eliminates the need for a CMU backup wall but provides the look and aesthetics of clay brick. Hybrid Storefront and Curtain Wall Systems In some settings, curtain wall systems are preferred for low- to mid-rise multifamily residential buildings. In some cases, the design does not call for the high performance of a curtain wall system and a storefront system may be appropriate. A new ribbon wall style of system has become available that combines the best of storefront simplicity and the performance of a curtain wall into a single hybrid wall system. This design flexibility provides the option to utilize one system in multiple areas throughout a building, depending on the design needs of the project. Essentially, it is a pre-glazed product that combines exterior cladding, glass, and an integrated support system. It is intended to transfer all structural and wind loads to the building structure by resting on individual floor slabs while allowing for finished sections to cover the exterior edge of the slabs. In thermal simulations, this new product achieved U-factors on the order of 0.40 total with a 0.24 center-of-glass U-factor. Manufacturers make it available in 5-foot x 12-foot modules or custom modules, allowing for multiple design applications, from punched openings to mid-rise slab-to-slab elevations. “This type of a hybrid between a storefront and curtain wall system,” says Richard Paulsen, storefront product manager for EFCO, “can be used in many storefront applications, as well as in many smaller curtain wall applications because of the ability to be glazed similar to a full curtain wall system.” With options available in sunshade mullions and slab edge covers, plus vent and entrance integration similar to that of a curtain wall, the whole system is customizable to meet specific project needs. The factory or in-shop pre-glazed option also provides a quality, economical solution for architects and glaziers, allowing them to save on labor costs and time associated with on-site glazing. Like many glazed wall solutions, both snap-together screw spline and shear-block fabrication methods are available.

Image courtesy of Pella EFCO Commercial Solutions

Hybrid ribbon wall systems combine the performance of curtain wall systems with the economy and flexibility of storefront systems for low- and mid-rise buildings. ONLINE PORTION

Indoor Air Quality Turning to the inside of buildings, an important aspect of green multifamily housing is indoor air quality. Research from the Environmental Protection Agency (EPA) indicates that indoor air is often more polluted than outdoor air. They note that volatile organic compounds (VOCs) are some of the primary pollutants found in indoor air, and formaldehyde is the most prominent VOC. Not only do these pollutants contribute to poor indoor air, they pose a potential health threat of respiratory illnesses, according to the U.S. Centers for Disease Control and Prevention (CDC). Formaldehyde has been well documented to be found in some building products, furnishings, and some everyday use items. As building designers we can reduce or eliminate VOCs from the multifamily building products we specify, but likely have very little control over some furnishings and personal products. Adding to the issue, multifamily construction is more tightly air sealed in the interest of energy efficiency but it also means that living units have a lesser ability to “air out” and release indoor air pollutants to the outside. To help address this problem, there is now gypsum board available that is formulated to capture and convert formaldehyde into inert compounds, so that it cannot be re-emitted into the air. The effectiveness of this process has been tested in accordance with national standards and validated by third-party sources. It has been found to effectively clean the air even when used with multiple coats of water-based acrylic or epoxy paints and breathable wallpaper. Due to its inherent makeup, it can reside benignly in the background of the indoor space for years. Since it is still a gypsum board product, it can be installed and finished like regular gypsum board and is recyclable. On green building projects, this formaldehyde neutralizing gypsum board can potentially contribute credits for indoor environmental quality and recycled materials.

Graph courtesy of CertainTeed Gypsum

Formaldehyde Hexaldehyde Toluene Acetaldehyde n-Undecane m/p-Xylene n-Decane Formaldehyde ppm 1,4-dichlorobenzene – 0.018 – 1,2,4-trimethylbenzene

– 0.016 – o-Xylene Ethylbenzene – 0.014 – Benzene – 0.012 – 1-methoxy-2-propanol – 0.010 – 2-butoxyethanol Tetrachloroethylene Indoor air – 0.008 – Outdoor air Acroleine – 0.006 – Trichloroethylene – 0.004 – Styrene – 0.002 – 1-methoxy-2-propylacetate – 0.000 – 2-butoxy-ethylacetate Independent studies have shown that levels of air pollutants are higher in the indoor air of many buildings than in the outdoor air around them. Smart Home Automation Many multifamily residents look for the usual benefits of security, comfort, and convenience in their living units. In all likelihood they have also become accustomed to using the ubiquitous electronic devices that seem to populate our daily lives. It should be no surprise then that manufacturers have made available a range of electronic devices and systems that can be used not only for security alarms and audiovisual systems, but for simpler things like windows and doors. Here are some current market offerings that can be readily incorporated into new or existing multifamily buildings:  Window, door, and garage door sensors: Electronic sensors have commonly only been available as part of a building security system. However, sometimes, it is good to know if windows or doors are open or not, even if a security system isn’t present. New products are available that wirelessly relay information from windows and doors to a central status indicator so, while at home, users know at a glance whether windows and doors are opened or closed. Most are designed to mount easily to most any brand of window or door.  Entry door deadbolt sensor: An entry door deadbolt sensor can be integrated on a new entry door and will indicate on a separate status indicator whether or not the door is closed and locked.  Blinds and shades remote control: In cases where windows may be difficult to reach or where greater convenience or control is desired, using motorized window blinds or shades with a remote control may be an attractive option. At least one manufacturer offers snap-in between-the-glass blinds and shades that can be motorized within the window unit. Others can be mounted and motorized on the inside (room-side) of the window and wall. The common choices of cellular shades, roller shades, and between- the-glass blinds or shades can all be selected to work with this technology. In addition to the convenience, and depending on the material selected, the motorized blinds or shades can help increase a home’s comfort by blocking up to 50 percent more of the sun’s energy than windows without blinds or shades.  Solar power: Some of the systems available, particularly for motorized blinds and shades between-the-glass, can be specified to operate using rechargeable batteries powered by small solar electric cells between the panes of glass on the exterior side of the window. This makes retrofit installations very easy since no new wiring is required.  Link to other systems: At least one manufacturer offers all of this sensing and operating technology to be programmed through a central unit or electronic “bridge.” This allows all of the aspects of the technology to tie into a building security or automation system. It also allows for connection and control via a smartphone using the appropriate app from anywhere inside or outside of the living unit. Larry Ehlinger is the general manager of the Insynctive™ business unit at Pella Corporation. Pella has helped pioneer automation for windows and doors. He states, “We don’t make windows and doors for homes, we make windows and doors for people—people who are asking for solutions to better control their homes and workspaces. We believe smart home technology delivers a solution that allows homeowners to control the level of security, comfort, and convenience they want in their home from their windows and doors.” ONLINE PORTION

Images courtesy of Pella EFCO Commercial Solutions

Blinds or shades motor

Blinds or shades are protected between- the-glass

Exterior solar panel powers battery pack

Battery pack

Automation of window and patio door blinds or shades can help make a living unit more comfortable while providing greater comfort, convenience, and security to the residents.

WALL SYSTEM PROJECT STUDY New Construction: Avenir Apartments

Images courtesy of Oldcastle® Architectural apartment homes and 7,045 square feet of Location: Milwaukee, Wisconsin ground-level retail space. A two-level parking Developer: Wangard Partners, Inc. structure is set to accommodate the public and retail users while residents will have two Architect: Ted Haug of Legat Architects, levels of secure heated underground parking. Waukegan, IL An integrated, coordinated, continuous General Contractor: VJS Construction insulation wall system was used on the whole Services, Pewaukee, WI project. It is finished with approximately 9,500 Installer: Keystone Exterior Finishes, square feet of stone veneer ground face and approximately 9,000 square feet of single Milwaukee, Wisconsin wythe masonry.

Avenir Apartments is comprised of 104 luxury ONLINE PORTION

REHABILITATION PROJECT STUDY Apartment Complex Rehabilitation

Left: wood siding before rehabilitation. Right: convinced after seeing it. I saw that it had lots stone veneer insulated wall system after rehab. of potential, plus the insulation numbers came Photos courtesy of Oldcastle® Architectural in really good.” The selected wall system provided Col. Location: Beaver Dam, Wisconsin Pete and his team a solution that addressed Owner/Contractor: Port Supply & Property the apartment building’s need for both Management aesthetic improvements and enhanced energy Project Managers: Col. Pete Knaup and efficiency—all with one integrated solution. Clancy Knaup The manufacturer trained the contractor Mason Contractor: Westfall Masonry and masonry crews on product installation Installer: Keystone Exterior Finishes, and built on-site life-sized color samples for Milwaukee, Wisconsin product selection. “The mason contractor loved the product because of the simplicity,” Father and son management team Col. Pete Col. Pete says. After installation, engineers Knaup and Clancy Knaup were challenged with working for Wisconsin’s Focus on Energy updating a 30-year-old, three-story apartment program discovered an astonishing 20 percent complex that required both a cosmetic face- reduction in air infiltration had occurred lift and energy retrofit. They were aware of compared to previous measurements. “The continuous insulation wall systems that use engineers who did the testing could not veneer stone, but after seeing stones fall off on believe the test numbers,” Col. Pete says. other natural stone veneer products, Col. Pete “They had never seen anything like it.” was particularly concerned about moisture Because of its excellent energy efficiency, the problems. However, he discovered that project qualified for funding from the U.S. integrated drainage channels on the insulating Housing and Urban Development (HUD) Green foam panels specified allow moisture to easily Retrofit Program. escape the wall, allaying his concerns. “I was skeptical to say the least,” he says. “But I was ONLINE PORTION

NEW CONSTRUCTION CASE STUDY New Construction: LPM Apartments

Photos courtesy of Pella EFCO Commercial Solutions studios and one- to three-bedroom residences with condo-quality finishes. Over 41,000 Location: Minneapolis, Minnesota square feet of amenity space will feature a Developer: Magellan Development Group fitness center, lap pool, hot tub, sauna and steam rooms, media and game room, resident Architect: Loewenberg Architects, LLC lounge, business center, bicycle storage, and Contractor: James McHugh Construction a private in-building dog run with washing Company in Joint Venture with Adolfson & station. The exterior landscaped deck will Peterson Construction include a splash pool, hot tub, fire pits, grills, and lounge areas. The building envelope Rising in the historic Loring Park neighborhood includes curtain wall framing with custom of Minneapolis is LPM Apartments, a 36-story break metal slab covers, entrance and balcony multi-use high-rise offering beautiful views and doors, and energy-efficient aluminum windows top-of-the-line amenities for its tenants. The to help the building achieve a LEED Silver tower will contain 354 rental units, including designation.

QUIZ—FOR REFERENCE ONLY

1. According to an independent study, what was found from a survey of over 1,000 multifamily housing dwellers? a. 65 percent stated that energy efficiency is important. b. 57 percent value an apartment with environmentally friendly features. c. 72 percent said that they are willing to trade off an important apartment feature for green features. d. All of the above

2. One of the first and best steps a design team can take to understand how to achieve an energy-efficient and environmentally friendly building is to: a. ask the owners what they want. b. conduct an analysis of a new or existing building envelope. c. focus only on first cost. ONLINE PORTION

d. determine what innovative products to specify.

3. When selecting a water-resistive barrier (WRB) it is important that: a. it can be sealed properly and fully along the seams without undue penetrations from staples or nails. b. it avoids dealing with any drainage issues in the wall. c. it works independently from any coordination with flashing at openings. d. any building wrap be specified because they all perform the same.

4. A coordinated wall system of veneer masonry and continuous insulation has the following properties EXCEPT: a. When finished, the wall is lighter in weight than a full masonry or stone wall. b. The system offers a very limited range of finished appearance choices. c. It provides a full layer of continuous insulation. d. It is more durable and longer lasting than some other cladding choices.

5. An excellent acoustic solution for meeting STC ratings without the need for techniques such as isolation clips or resilient channels is: a. noise rules for apartments. b. a small amount of sound attenuation insulation. c. noise-reducing gypsum board. d. None of the above

6. AAMA performance classification CW indicates that a window can withstand design pressures from wind of at least 30 pounds per square foot (psf) and in some cases on the order of 50 psf or higher. a. True b. False

7. Some exterior wall products such as cladding panels or siding that require some edge protection can achieve clean modern lines through the use of: a. sealants and caulking. b. rain screens. c. extruded aluminum shaped trim pieces. d. continuous insulation.

8. For larger building projects where full-size masonry is needed or desired, but budget constraints are tight, single-wythe masonry is an alternative worth considering. a. True b. False

9. A hybrid curtain wall system is essentially: a. the same as a storefront system. b. not suited to mid-rise multifamily buildings. c. not available in custom sizes. d. a pre-glazed product that combines exterior cladding, glass, and an integrated support system.

10. There is now gypsum board available that is formulated to capture and convert formaldehyde into inert compounds, so that it cannot be re-emitted into the air. a. True b. False

ONLINE PORTION

Answer Key

Question Answer

1. D 2. B 3. A 4. B 5. C 6. A 7. C 8. A 9. D 10. A

Endnotes

1. Green Apartment Offerings Wave II, Strata Research May 2013, http://greenblogic.com/Portals/16947/docs/2013%20green%20 renters%20survey%20executive%20summary.pdf

2. http://www.usgbc.org/leed

3. For units in multifamily mid- and high-rise buildings to earn the ENERGY STAR, a new or substantially rehabilitated mid- or high-rise multifamily building must be designed to be at least 15% more energy efficient than a building built to ASHRAE

Standard 90.1–2007. http://www.energystar.gov/index.cfm?c=bldrs_lenders_raters.nh_mfhr_prgm_reqs

4. Fannie Mae is now granting a 10 basis point reduction in the interest rate of a multifamily refinance, acquisition, or supplemental mortgage loan. http://www.proudgreenhome.com/news/leed-certified-multifamily-properties-eligible-for-lower- interest-rate/ advertisement 139 Product Review Building Technologies Update for Multifamily Housing

Pella EFCO Commercial Solutions CertainTeed Gypsum

Noise-Reducing Gypsum Board Ribbon Wall System SilentFX® Noise-Reducing Gypsum Board is specifically designed to cut down on unwanted noise outside as well as Best suited for low- to mid-rise hospitality, office, and multifamily inside between rooms, reducing sound transmission by up to residential buildings, EFCO’s 600R system can be used in both curtain 90 percent. In addition, SilentFX Gypsum Board features a wall and storefront applications. This design flexibility provides the moisture- and mold-resistant facing/backing, contributing to option to utilize one system in multiple areas throughout a building, indoor air quality. depending on the design needs of the project.

www.certainteed.com/gypsum Circle 77 www.efcocorp.com Circle 78

Oldcastle® Architectural Tamlyn

Drainable Housewrap Single-Wythe Concrete Masonry Units TamlynWrap™ is a drainable housewrap that exceeds all current When national retailers require a quality product without code requirements while effectively removing 96 percent of sacrificing aesthetics or durability, they turn to Quik-Brik® moisture in testing, utilizing Tamlyn’s continuous integrated by Oldcastle. Architects and builders choose Quik-Brik® time filaments that maintain a 1.5mm stand-off from the housewrap’s and time again for its first-rate appearance and dependability. primary surface and the cladding material. Installed following Quik-Brik®—your single-wythe concrete masonry solution and best practice, TamlynWrap™ has shown ability to withstand 80 one-step installation with the rich look of brick. mph wind loads.