GREEN STRATEGIES AT BASTYR UNIVERSITY’S NEW STUDENT VILLAGE

Pat Logan,1 Elly Bunzendahl, CSBA, LEED AP, Sarah Reisenauer, John Aldredge

INTRODUCTION Bastyr University was established as the John Bastyr College of Naturopathic Medicine in 1978 in , Wash- ington (USA). It is one of seven accredited naturopathic medical schools and has offered baccalaureate, masters, and

doctoral degree programs since 1989. It is considered one of the premier naturopathic universities in the country. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 In 1996, Bastyr relocated to its current location in the Saint Thomas Center, a former Catholic seminary building in Kenmore, approximately 15 miles from downtown Seattle across Lake Washington. Its 51 acre campus is almost completely surrounded by ’s dense fir and hemlock forest. The park abuts Lake Washington to the west, and is bordered on the other sides by additional wooded property, residential neighborhoods, and a small commercial area to the east. The former seminary buildings, completed in 1951, are located in a large open field (formerly a meadow) sur- rounded by evergreen and deciduous forest, as well as low-lying wetlands. The university maintains a medicinal herb garden that is used for teaching and community education. A network of trails throughout the campus and the adja- cent state park provide linkages to the commercial area to the northeast and opportunities to walk and bike through the woods all the way to the lake.

FIGURE 1. St. Edwards Park; Bastyr campus in the background.

1CollinsWoerman, www.collinswoerman.com, [email protected] (corresponding author).

Volume 5, Number 4 3 KEYWORDS connection, housing village, naturopathic medicine, healthy environment, permaculture, LEED for homes, green tools incentives, third party verification

GROWTH OF THE UNIVERSITY AND MASTER PLANNING EFFORTS NEED FOR STUDENT HOUSING In 2003, the University commissioned a master plan Bastyr University has experienced considerable for the campus, but this plan was not adopted by the growth since it moved to its current location. While newly formed city of Kenmore. The plan called for the seminary buildings worked well for lab and the addition of new academic buildings and student learning spaces, the campus lacked adequate hous- housing, with development contemplated in several ing on-site for its nearly 1000 students. It also lacked phases. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 the community-building inherent when students The master plan articulated five planning and live on campus, and was troubled by the automobile design principles to guide development: usage required for the students’ daily commute. On- • Grow a living system. campus housing was available for only 42 students • Foster the spirit of our place. in cramped rooms that once served as quarters for • Embrace the context of Bastyr’s setting. seminary students • Create a deeply restorative environment. • Build a community of learning.

FIGURE 2. Aerial view of Bastyr campus prior to student housing project.

4 Journal of Green Building fields and amongst the woods to the northeast. An FIGURE 3. Bastyr main quad showing original St. Thomas Seminary main entry portico. agreement with the city allowed for the construc- tion of the first housing phase prior to adoption of the master plan. Phase one housing was planned for an area north of the existing campus quad on a site abutting one of the wetlands and comprised of grass open space and existing surface parking. The main access road to the campus passes directly by the pro- posed site.

SUSTAINABILITY GOALS Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 Bastyr has long recognized the connection between the environment and personal health and well- being, and attracts students that share these values. CollinsWoerman had direct experience addressing these values when they designed the Bastyr Clinic (the University’s teaching and practice naturopathic clinic) in the Wallingford neighborhood of Seattle, The master plan also reinforced the university’s which received a LEED gold rating. Just as in the desire to make teaching gardens a central unifying clinic project, the University’s awareness of the effects element of the campus, and anticipated that all new of harmful chemicals, allergens, pathogens, etc., was development would create a series of garden spaces a primary driver in the selection of materials to be that would occur throughout the campus to serve as used throughout the student housing project. Mate- teaching aids and function as restorative spaces for rials that meet sustainability criteria must therefore the students, faculty, and community. go a little further to consider occupant health. Housing would be located to the north and south Bastyr’s expressed ecological goals centered not of the existing buildings, as well as around the open so much on attaining a particular LEED rating but

FIGURE 4. Proposed 2003 masterplan build out (left). Original Phase one and two residential building locations (right).

Volume 5, Number 4 5 Design Goals FIGURE 5. Enhanced wetland adjacent to site. The University stressed that the dorms should incor- porate the Bastyr vision of “Mind, Body, and Spirit” to create a collaborative, supportive, and healthy environment. Students typically carry a heavy class load and often work in groups; therefore, the proj- ect needed to provide students with an environment that promotes teamwork, while also providing pri- vacy and tranquility. Another project goal was to provide a sense of

connection to the site through the use of natural Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 materials and inclusion of gardens for the students. Additionally, the university wanted buildings with a true “Northwest” feel that would be compatible in scale and design with the existing campus buildings and future development. Lastly, the project design rather on providing an environment that would con- should reflect the University’s leadership role in serve resources and allow the students to achieve advancing sustainable living. their highest potential. Protecting the natural set- ting was a goal strongly supported by the students Design Process and administration alike. Several wetlands are pres- The design team recognized the need to engage the ent on campus, including one close to the project administration, students, and faculty in the design site, and preserving and enhancing them was a high and planning process. A series of outreach sessions priority, as was retaining as many of the mature were held early in the planning stages, where input coniferous trees as possible. Early targets included was solicited on a wide range of issues, from the need incorporating natural daylighting and ventilation, for private baths to “what would an extraordinary investing in energy efficiency and durability, and living experience look like at Bastyr?” An overriding achieving a healthy environment through indoor air theme emerged: Connection—to each other, to the quality and sustainable, non-toxic materials. university, to health, and to the environment. The consensus among stakeholders was that the student PROGRAMMING AND DESIGN: housing should be comfortable, affordable, healthy, “HOW TO CREATE AN EXTRAORDINARY green and, perhaps most important, provide a sense LIVING EXPERIENCE” of community and connection. The initial program provided by the University for The University’s program was refined through Phase One included housing for 120 students in interaction between the design team, the faculty, one or two traditional apartment style dormitories. and the students. Schuchart Construction was hired Each dorm would contain a series of four-person during the early project planning stages, and they units containing a common kitchen and living area. provided preconstruction support in terms of con- In this early concept, every student had a private structability and pricing, and became indispensable bedroom with space for sleeping and study. Baths partners in achieving the sustainable goals of the would be either private or shared by two students. project. The design team gathered student, faculty, In addition, the program called for common study and community input through a series of charrettes space, laundry facilities, and protected bicycle stor- held over the course of several months. The informa- age. Parking for approximately one half the students tion gathered was used to inform the programming was included due to the location of the project away and the design of the project through all phases, from urban centers, and also to meet minimum zon- and ultimately led to a series of shifts in the way ing code requirements. the design team approached the project. The most

6 Journal of Green Building fundamental shift was a new way of thinking about private bedroom, bath, and study space for each stu- how student interaction could be best supported by dent. These cottages, grouped together in clusters of the built form of the project. 3 or 4, create a series of neighborhoods that form the resulting student housing “village.” A New Typology for Student Housing The cottages are connected to each other and to As previously mentioned, the initial program called the campus by a series of paths that meander by gar- for a grouping of students in more traditional four dens filled with medicinal herbs and edible plants. student quad “apartment” units located within a Long internal corridors are eliminated, along with larger building. The design team determined that the cost of building, heating, and maintaining this arrangement prevented a true sense of collabora- them. One of the benefits of this approach was the tion and hindered the ability to connect to the out- strong visual connection between cottages, reinforc- Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 doors. The team researched ways in which creative ing the connection of the students, not only with the groups interact and concluded that larger groups of site, but with each other. 8 to 12 provide a richer intellectual environment and create more opportunity for collaboration and Locating the Proposed Village sharing of ideas and resources. Evaluation of the proposed building site revealed a The team proposed a series of lower scale “cot- number of issues. The foremost problem was that tages,” each housing 8 to 12 students, with common in order to avoid the wetlands, the buildings would living, kitchen, study, and laundry facilities and a displace several hundred existing parking stalls,

FIGURE 6. Typical dormitory floor plan.

Volume 5, Number 4 7 FIGURE 7. Portion of a Bastyr cottage cluster. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

which would have to be relocated elsewhere on site, The planning diagram that emerged concentrates either in surface lots or structured parking. Several academic expansion close to the existing buildings, locations were studied to accommodate the cars, but respecting the more formal organization of the none were ultimately feasible. While the master plan campus, and locates housing on the plateau above, called for parking garages in the future, the bud- incorporating a more natural, organic form. get for the phase one housing did not allow it to be built concurrently. A site tour by a feng shui expert Putting It All Together revealed that the energy flow downhill toward the Once the overall campus site planning concepts wetlands was not positive, and the team deter- were established, the team set about determining the mined the proximity of the site to the entry road best location for the project. It was decided to move was too exposed to allow a feeling of protection and the village to the west where a group of crumbling community. outdoor racquetball and tennis courts were located, Through a series of charrettes, the design team in a clearing next to the ball fields. To preserve as explored an alternate plan for all housing expan- much of the site as possible for future expansion, the sion on campus. By looking at how nature repli- project straddled a grouping of mature fir trees and cates, the team developed what came to be known a sloping grass hillside as well as the level field. This as the “fractal” concept, whereby future housing location meant that no additional parking would expansion would emanate from the center of cam- need to be constructed to replace existing stalls. The pus (the roots) and would grow in an organic pat- final site location takes advantage of an underuti- tern of “leaves” along a central main stem ringing lized area of the site, and provides privacy while not the periphery of the open field. displacing cars.

8 Journal of Green Building FIGURE 8. Revised housing location diagram. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

Final Design house twelve students, bringing the total bedroom The final design synthesized the elements of the count to 132, an addition of 12 more than the initial revised program, the site reevaluation, and countless target. This was accomplished through careful study budgeting sessions. What emerged from the inter- of the cost per student of many different preliminary action was a grouping of eleven cottages that each layouts.

FIGURE 9. Rendering of the Bastyr Student Village.

Volume 5, Number 4 9 FIGURE 10. Final site plan. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

Every cottage contains a three story bedroom that the emphasis should be on creating a healthy wing connected to a common room by a shared environment and implementing strategies that made study/dining space. The four cottages to the west are sense in terms of economics, durability, and livabil- built into the slope with a daylight basement con- ity. Some visibly green options were determined to taining four bedrooms and an extra study/gathering be too costly for the actual ecological benefit. For space. Pathways connect the cottages to the main example, vegetated walls were planned for various campus. building façades, but not included in the built proj- The one and a half story great room contains ect. Other features were planned for and are being essentially two kitchens in one, with designated implemented as funds become available, such as locking dry storage and refrigerated storage for each the green roofs just installed on four of the build- resident. The study space adjacent to the great room ings. Solar panels were also explored, but the pay- has a combination of solid and glass walls for acous- back period was deemed too long for the project to tical privacy, visual connection, and an added ben- afford, and they were planned for structurally, but efit of bringing natural light deep into the cottage. not incorporated initially. Some green strategies had to be modified to IMPLEMENTING GREEN STRATEGIES achieve different objectives. For instance, the team The university wanted the project to be the standard was determined to maintain site permeability and for green design, and many strategies were explored collect rainwater for reuse within the buildings, but for accomplishing this. It was initially determined analysis of the soil conditions and of the adjacent

10 Journal of Green Building FIGURE 11. Great room. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

FIGURE 12. View of student village from the main campus.

wetland revealed that not only did the site have a and waste and provide for a better finished prod- very low rate of absorption, the project’s roof and uct. In the end, prefabricated wall components were ground water was needed to replenish the wetland assembled on site, utilizing the existing tennis courts northwest of the site, and none should be diverted as laydown space before the floors were poured. This for occupant reuse. Prefabrication of entire building saved trucking costs and impacts and avoided ship- modules was discussed to reduce construction time ping “space.”

Volume 5, Number 4 11 Sustainable Site Management FIGURE 13. Deer frequently bed down in the bioswale. Tree Retention The forest on campus is very important to the Bastyr community, and preserving as much of it as possible was a high priority. The building placement retains four large evergreen trees on the project site and organizes the buildings around them, creating a for- est canopy in the center of the village. The buildings and access roadway were moved to the south to allow parking to miss the forest edge to the north, and a thorough tree inventory was performed by a licensed Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 arborist, who also specified a regimen for enhancing the health of the trees to be saved, to ensure they would survive the construction activity. The paved areas were originally planned as pervious concrete; but this area was also needed to recharge the wet- lands. In addition, the fine needles from the adjacent medicinal plants. The substitution list focused on evergreens would eventually clog the open voids and species diversity, plant hardiness, food production, reduce the effectiveness of pervious paving. research potential, and of course, beauty, with the goal to cultivate a community resource that has the Storm Water Management potential to reduce local food scarcity and contrib- Storm water run-off from parking and roadway sur- ute significant research on the study of plants’ nutri- faces is directed into a conveyance bioswale and then tional and medicinal properties. into a biofiltration swale. Final treatment occurs in a Many of the plants serve multiple functions, such leaf compost media filter. The treated run-off is held as the Goumi tree, which is a nitrogen fixer, helping in a 293,000 gallon underground storm water deten- to heal the soil, while producing edible fruit with tion tank for eventual metered release to existing powerful antioxidants. Linden trees, planted in the wetlands to the north of the site. “Heart of Natural Medicine” grove represent the four university founders and Mother Nature. These Landscaping and Permaculture trees attract honey bees, and the flower bearing Site Workshop created a landscape and paving plan leaves serve as a veritable medicine cabinet, offering that mixed open space and planting with common treatments for restlessness, headaches, colds, fevers, areas that allowed the students to utilize both grass inflammation, high blood pressure, infection, and areas and paved plazas for gathering and relaxing. other ailments. Edible, aromatic, and medicinal Built-in concrete benches of various sizes provide plants such as huckleberries, blueberries, green tea, maintenance free seating for individuals and groups and Echinacea occupy spaces close to entrances and of all sizes. Native, non-invasive, and drought toler- pathways for the students to enjoy. ant species were selected and high efficiency irriga- Not only was the entire proposal accepted, but tion supplied only where needed to establish plants. this transformation resulted in the creation of Bas- Trees are strategically placed to provide shade, color, tyr’s new Certificate in Holistic Landscape Design. and variety. A fruit bearing grove is planned for the Bastyr’s President Daniel Church stated “This new southeastern edge of the site. certificate program is complementary to the natural Bastyr’s garden coordinator, Jenny Perez, health arts and sciences curriculum at Bastyr Uni- approached the project team during construction versity, which promotes sustainable and eco-friendly with the idea to transform the entire landscape plan living as instrumental to the health and well-being into a permaculture teaching garden with edible and of the human community.”

12 Journal of Green Building FIGURE 14. Cottage cluster (saved evergreen trees noted as “conifer grove”). Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

FIGURE 15. Permaculture planting plan for a cottage.

Volume 5, Number 4 13 Indoor Environmental Quality Northwest climate. Mechanical ventilation ensures The indoor environmental quality components that fresh air for occupants, but does incur additional Bastyr prioritized included access to daylight, oper- energy use. In order to meet ASHRAE 62.2, Energy able windows, natural ventilation, improved indoor Star® exhaust fans in each bathroom run constantly air quality through mechanical exhaust ventilation, at low speed to pull fresh air into the rooms. Occu- materials selection, and acoustic comfort. pancy sensors on the fans increase the exhaust rate for 60 minutes upon occupancy. Air trickle vents Daylighting and Natural Ventilation (“trickle vents”) within the bedroom windows help Each occupied room, including the bathrooms provide fresh outside air. Air sealing of the building and stairs, is provided with at least one operable envelope was prioritized during construction, which window to provide light, air, and views. The great resulted in a less drafty building and overall reduced Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 room has operable high windows that admit dif- energy consumption. The Occupant Operations and fuse light while preserving privacy and allowing Maintenance (O&M) video specifically calls out heated air to escape. Ceiling fans help to circulate proper operation of the trickle vents and education air as well. Windows in the rooms typically extend related to the exhaust fans. to the ceiling and are placed close to the corners of Because of the tight construction of the build- the room to wash the walls and ceilings with natural ings, a pre-occupancy flush of each building was light. This combination of natural ventilation with conducted by the contractor to aid removal of pol- strategically placed fenestration and judicious roof lutants from materials and construction. overhangs provides adequate daylight, minimizes excessive heat gain in summer, optimizes heat gain IAQ Considerations: Materials Selection to the slab floors during colder months, and allows The University specifically emphasized exceptional for year-around thermal comfort without the need indoor air quality—and took that emphasis beyond for mechanical cooling. that which is required in the LEED certification. Typical dormitory projects (sustainable or not) often Mechanical Ventilation utilize carpet or modular carpet tile to meet acous- Natural ventilation alone does not meet the Wash- tic and maintenance design criteria and can specify ington State Ventilation code for multifamily build- carpet meeting LEED requirements (especially if ings, nor does it make sense in a tightly air-sealed that carpet product contains recycled content, meets building during all four seasons in the Pacific indoor air quality standards, and can be recyclable

FIGURE 16. Building section showing natural daylighting, ventilation, and energy efficiency.

14 Journal of Green Building FIGURE 17. Floor plan of typical cottage. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

at the end of its useful life). In this student hous- As with many sustainable projects, the cottages ing project, carpet was not used because it can create were created using no-VOC paints and low VOC second-hand indoor air quality hazards, as it tempo- adhesives and sealants. Additionally, wood serves as a rarily traps allergens and environmental pollutants primary material in both the structural components in its fibers and allows them to be released back into and the interior finish materials for the great room the air when those fibers are disturbed. To further ceiling and interior doors. A particularly important prevent any tracking of outside pollutants into the sustainable criteria was urea-formaldehyde-free or living environment, bench and shoe storage solu- “no added urea—formaldehyde” in any composite tions are provided at the entry point of each of the wood panel material. residence buildings to encourage the residents to exchange outdoor footwear for indoor shoes or to Acoustical Design remove them entirely upon entry. These details are Acoustic privacy was addressed in several ways. also discussed in the enhanced O&M video. The private spaces (student bedroom and bath) are placed together in a three story cluster that is sepa- rated from the more public one story great room and Material Strategy kitchen area by a hallway and common areas that Flooring 100% hard surface flooring include a smaller gathering space and common laun- (concrete in common areas, dry area. The walls and floors between each space natural linoleum in bedrooms and bathrooms) have acoustical treatments of varying sound trans- mission class (STC) ratings depending on adjacen- Interior paint All paints meet Green Seal Standard cies. The floor/ceiling assembly between bedroom GS-11 Paints floors consists of gypcrete for mass, an acoustical Wall and ceiling Greenguard for Children & Schools isolation matt, acoustic insulation, resilient chan- batt insulation nels, and two layers of 5/8″ drywall. The interior Cabinets and No added urea-formaldehyde walls utilize additional drywall, staggered studs, door cores resilient clips, as well as acoustic insulation.

Volume 5, Number 4 15 ENERGY CONSERVATION The one pendant lighting above the kitchen island is the only lighting fixture that does not meet Heating and Hot Water System the Energy Star® requirements. At the time of design The team decided early on to forgo air conditioning and construction, the project team was unable to in Seattle’s mild climate, and so the choice of heat- find a product that was inexpensive in mass quan- ing system was not confined to a forced air system. tities, has simple maintenance requirements, fits Several radiant heat systems were explored, includ- into the tightly defined inventory of University bulb ing a combination of hydronic radiators, in-floor types, meets the contemporary aesthetics of the systems, and in-wall systems. The in-floor system project, was readily available, and Energy Star® certi- proved most cost effective, and fit with the desire for fied. The compromise came by replacing the Energy durable exposed concrete floors in the great room Star® criteria on this fixture selection with a pendant Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 spaces, and was compatible with the natural lino- and Energy Star® CFL bulb. leum flooring in the bedroom wings. The installed system is comprised of four Noritz on-demand boil- Appliances ers with AFUE = 93. The boilers produce hot water Appliances were selected during design develop- for domestic use as well as for the hydronic heat ment. However, like the lighting component, it was system. challenging to balance the needs of the user group with the infrastructure (code and square footage Lighting allotment) while also incorporating Energy Star® Finding the right mix of light fixture types that met criteria. the Energy Star® rating was particularly challenging. While Energy Star® is focused on appliances The most prevalent Energy Star® fixtures are recessed for typical residential projects, the Americans with cans; however, with the structural members, insu- Disabilities Act (ADA) Accessibility Standards set lation, and waterproofing running within three the guidelines for accessibility in this type of multi- inches of the great room ceiling finish material, family residential project, and conflicts can occur. recessed down lights could not be used in the main Specifically, appliances and their placement within living area. Because the Energy Star® certification the common spaces of this project need to allow for applies primarily to residential projects, few options the appropriate approach and reach-range require- remained to light the space: bowl shaped pendant ments of ANSI 117, fit into the space designed lamps or surface-mounted linear fluorescents; both (and not violate any other element/clear floor space of which were ruled out for maintenance (the addi- requirement), and meet the cold storage/dishwash- tion of one more bulb style to stock by the facilities ing/clothes washing needs of 12 residents. Add- department), budgetary, and for aesthetic reasons. ing the Energy Star® component limits the options Wanting neither a traditional residential nor a cold available to the design team and adds complexity. institutional look, the final light selection for the Final installed appliances include a stand-up great room came in the form of a residential exterior refrigerator and separate stand-up freezer (both surface mounted light fixture with a high-tech style Energy Star®), Energy Star® dishwashers with 4.8 ceiling fan, both of which met Energy Star® specs. gallons/cycle and 270 kWh/year, and Energy Star® The shallow stair landing structure also created a washing machines with Modified Energy Factor challenge for finding lighting. With students mov- (MEF) = 2.45 and Water Factor (WF) = 3.85. ing in and out often, surface mounted lighting was not a desirable alternative. After conducting exten- Indoor Water Conservation sive fixture research and sifting through the Energy In addition to the water-efficient dishwashers and Star® listing, a manufacturer with acceptable prices washing machines mentioned above, the following that provided a shallow housing CFL recessed prod- fixtures provide measurable savings over standard uct was found. fixtures.

16 Journal of Green Building Fixture Standard Fixture Efficiency Bastyr Fixture Efficiency Lavatory Faucets (12/building) 2.2 gallons per minute (gpm) 1.5 gpm Shower Head 2.5 gpm 1.75 gpm Toilet 1.6 gallons per flush (gpf) Dual Flush: 1.1 / 1.6 gpf

Interior Materials product over the available sustainable composite Since this project is a unique hybrid between higher solid surfacing products like Paperstone or Ecotop. educational (institutional) housing and residential Stained concrete and linoleum are the primary

construction, care was taken in specifying materials floor materials. Marmoleum was selected as the floor Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 that could serve that functional spectrum. The inte- surface for the bedroom wings as it allowed for some rior finishes were selected to meet the design criteria acoustic benefit and comfort under foot, could be of sustainability, durability, economy, low mainte- used throughout the bedroom/bath unit, and met nance, and community and indoor air quality. the full air quality requirements of the university Wood was used extensively on the interior, espe- (no trapped allergens). Stained concrete is used at cially in the great room, where the ceiling is com- the great room and shared study area floor and is prised of tongue and groove fir planking supported practically maintenance free—a welcome benefit by glu-lam beams, and left open to view as the ceil- in a student home. The stairs use rubber treads and ing and exterior soffit. Wood casework was made risers to allow acoustic benefit while not sacrificing with FSC certified VG Fir Veneer, and reinforces sustainability, air quality, or durability. the context and natural environment. Where wood veneer could not be used for budgetary or mainte- Sharing and Conserving Resources nance reasons, laminate or solid surfacing was sub- One reason the building design evolved as it did was stituted (all installed on urea-formaldehyde-free the idea that the students could more effectively com- substrates). While solid surfacing is not itself sus- bine and conserve resources if more residents shared tainable, its durability versus laminate countertops cooking, laundry, and gathering spaces. Bastyr has and its initial relative cost made it the preferred long implemented a comprehensive recycling and composting system throughout their facilities, and each cottage is equipped with compost and recycling bins, and garbage disposals are not allowed in the FIGURE 18. Typical student bedroom/bath showing kitchens. A comprehensive Operations and Mainte- operable windows, linoleum flooring. nance manual and video are supplied to each resident instructing on the proper procedures to be followed.

Exterior Materials The exterior of the buildings utilize durable mate- rials, including fiber cement lap and panel siding, fiberglass frame operable windows, and aluminum accent trim. The building exterior was originally intended to be a combination of fiber cement panels and natural cedar siding, but the university facilities director requested that wood be used in limited areas of the exterior if at all because of the long-term main- tenance required to paint or stain it. Embossed fiber cement lap siding was pre-stained to mimic wood

Volume 5, Number 4 17 FIGURE 19. Typical cottage construction utilized durable materials. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

and gives the façades a feeling of warmth, while Green Incentives being extremely durable and maintenance free. The One benefit in pursuing LEED for Homes certifica- entire façade is a pressure equalized rain screen sys- tion was the availability of King County GreenTools tem selected because it would allow the finish mate- incentives. Through its LEED Grants Program, rial to dry out. Roofing is a combination of 30-year King County provided Bastyr University a $25,000 composite shingles at the butterfly roofs and TPO at grant for achieving LEED Gold, and an additional the low slope areas. The slabs on grade have continu- $5,000 for LEED Platinum. This program proved ous R10 insulation beneath them and at the perim- the tipping point for a number of owner decisions eter of the stem walls and slab edges. The exterior related to the pursuit of Platinum certification. walls are insulated with R21 mineral fiber batts; the Significant savings in both construction and buildings have cold attics with R38 blown in insula- long-term energy costs were achieved through a tion at the 3rd floor ceiling. All windows and exterior grant from the local utility provider, Puget Sound doors meet a U-value of .37 or better. Energy. Through its Multifamily Grants Program, the utility provided a total grant of $132,906. The EVALUATIVE FRAMEWORKS grant includes the following rebates: Green Rating Systems • Energy Star® dishwashers ($220 rebate) and Energy Star® refrigerators ($550 rebate) Several tools were available in the Seattle area for • CFL light fixtures ($18,240 rebate) evaluating the green features of a project, includ- • Natural gas high-efficiency on-demand boilers ing LEED, Built Green, National Green Building instead of electricity for radiant floor space Standard, and Energy Star®. LEED for Homes was heating and for water heating ($113,236 rebate) a relatively new program when the team decided • Low-flow showerheads ($660 rebate) to pursue LEED certification for the project, but it appeared to be the best tool for Bastyr because of its inclusive nature and applicability to low-rise residen- THE LEED PROCESS: tial. The owner also preferred the extensive on-site “HOW WAS PLATINUM ACHIEVED?” verification and quality assurance that are inherent One of the challenges of any rating system is deter- with LEED certification. mining what a realistic certification goal is consid-

18 Journal of Green Building ering the realities of the project budget, location, Updating the Checklist: Platinum Fever project design goals, etc. The University originally After completing the initial checklist the proj- felt the project should achieve a silver rating as a ect team’s enthusiasm for certification increased baseline, and gold if possible. The design team first and O’Brien and Company joined the team as the worked on their own to estimate a rating based on LEED for Homes Provider and Green Rater. As the LEED for Homes checklist, and, upon con- Provider, they facilitated an official Preliminary Rat- tracting with O’Brien & Company as the LEED ing meeting with the project team and updated the for Homes Provider and Green Rater, completed an initial checklist. They first identified that the home official Preliminary Rating to kick off the journey to size adjustment decreased the certification threshold certification. levels by 10 points, invigorating the team’s pursuit

of Platinum certification. The team identified 74.5 Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 Initial Checklist: Going for Gold “yes” points with 16.5 “maybe” points. CollinsWoerman prepared an initial LEED for Following the Preliminary Rating, Schuchart Homes checklist using the January 2008 version. dug further than the “yes” and “maybe” to reassess Based on input from the team they determined that and uncover additional potential points. As Green the project could handily achieve a Silver rating. With Rater, O’Brien & Company provided a responsibil- attention to several critical items, it could possibly ity matrix to identify the responsible party associated attain Gold. The initial checklist identified 56.5 yes with each credit. They facilitated a pre-construction points with an additional 29 points in the “maybe” meeting to bring the contractor and subcontractors column for a total of 85.5 out of a possible 136. (In up to speed with LEED prerequisites, credits, and the 2008 version, Silver = 60–74, Gold = 75–89, field verification requirements. Some of the subcon- and Platinum = 90–136). Each member of the team, tractors had little to no experience on a LEED for including the owner, the civil engineer, KPFF, the Homes project. O’Brien & Company and Schuchart landscape architect, Siteworks, the mechanical engi- worked to clearly communicate the requirements for neer, Pressler, and the contractor, Schuchart Con- each credit; despite the extra attention required by struction, researched the relevant aspects in more the subcontractors they were all very eager to learn detail to confirm the initial targets. about and implement the green measures. One difference between LEED NC and LEED Comparison of the Preliminary Rating and Final for Homes is the home size adjustment calculation, LEED Credits Earned reveals that the team was which adjusts award level point thresholds based on very close in predicting the points the project could the square footage of the home and the size and num- likely achieve, with the exception of Innovation and ber of bedrooms (in this case the unit size). Initially Design Process, where the final total far exceeded the project team thought the home size adjustment the preliminary estimate. Bicycle storage incorpo- would not result in any point addition or subtraction, rated at the front door, and the food production but were pleasantly surprised to find out otherwise. aspect of the Permaculture gardens as well as Third From the start it was Schuchart’s intention to Party Verification brought the final total to 7 points provide Bastyr with a LEED Gold certified project vs. the one point the team had planned on. The without incurring additional construction costs due Materials and Resources category benefited from explicitly to certification. Schuchart worked with Framing Efficiencies including precut lumber pack- the project team to define LEED-related goals that ages, sizing headers for the loads rather than filling aligned with the project goals and then identified the wall cavity with framing. appropriate green strategies. By starting with the Finally, an additional two points was achieved LEED goals and making a concerted effort upfront in the Awareness and Education category through Schuchart was able to identify and incorporate all of advanced training of the students and staff and the the “low hanging fruit” with regard to LEED credit public, including O and M manuals, newspaper requirements. articles, websites, and walkthroughs.

Volume 5, Number 4 19 TABLE 1. Preliminary Rating and Final LEED Credits Earned by Category.

LEED for Homes Credit Category Points Possible Preliminary Rating Points Earned Innovation & Design Process 11 1 7.5 Location & Linkages 10 6 7 Sustainable Sites 22 18.5 18 Water Efficiency 15 9 8 Energy & Atmosphere 38 17.5 17.5 Materials & Resources 16 10.5 13 Indoor Environmental Quality 21 11 10 Awareness & Education 3 1 3 Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 Total 136 74.5 84

Making it Happen • Great rooms had T & G ceiling that runs This project occurred during a severe recession and continuous from interior to exterior. The flutes the construction industry was hit particularly hard. in the T&G were an avenue for air infiltration. O’Brien & Company worked closely with Schuchart Schuchart directed the framing contractor to to help build capacity among key subcontractors place a large bead of caulk on top of the top plate throughout the project. The trades on the job were to fill that void and prevent air infiltration. not only thankful for the work, but very keen to add a LEED project to their resume and subsequently Testing and Verification sought ways to improve their practices. For example, Third party verification of the compliance of the the insulators were required to install installation to construction with the LEED guidelines is important meet Grade I standards in the exterior walls as indi- but something an owner may feel is extra expense. cated by Energy Star®. Although the general contrac- This project was fortunate to have an opportunity tor provided additional fluffing and alignment when for grant money from King County; Bastyr used the necessary, the insulator improved practices over the grant to engage the LEED reviewer to also perform duration of the project and ideally will transfer the the 3rd party verification beyond their normal role knowledge and diligence to future projects. as coordinator of the LEED matrix package. Three significant verifications from O’Brien & Construction Waste Management Company included performing preliminary blower Schuchart employed several LEED recognized door testing during rough-in to identify potential methods to achieve a 97% recycle rate, including: air leakage pathways, to test and verify the efficacy of the whole house ventilation system, and to assess • Presorting construction durability. The trades responded to the • Separate containers for each class of material close interaction with the reviewers with impressive • Continual education and reinforcement at weekly results (especially since this was the first time this meetings to keep the recycling effort in motion team of trades had their work tested for infiltration). • Pre-cut framing packages The final measured infiltration for the buildings There were also strategies not directly recognized ranged from 2.0–3.4 ACH50. In addition to their by LEED: other work, Schuchart insisted on and documented points under the Materials and Resources credits • Schuchart reused the densglass floor protection for FSC-certified products, low-emitting materials as the first layer of GWB in 2 hour wall. and locally-sourced and manufactured materials, • Used off cuts of glue lam beams to make and ensured correct installation of the insulation to permanent benches solidify an Energy Star® grading verification.

20 Journal of Green Building LESSONS LEARNED: Hiring the Green Provider earlier in the process “BEYOND PLATINUM” would be have been helpful. • Heat Recovery Ventilation: This strategy was Keys to a Successful Project discussed briefly during design but was not • Assemble the team early: Include the end users, carried through to construction. However, the client, the contractor, and the entire design the desire for improved indoor air, energy team. Hire appropriate consultants with the efficiency, and air tight construction facilitate expertise to design/implement green strategies, the incorporation of HRVs. Integrative design and get them on board early. Engage the services is critical for inclusion of HRVs for proper and of a Green Rater early in the process. planned placement of ducts, equipment, and • Align the team: Having an owner who exterior penetrations. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021 understands the importance of a healthy natural • Full Specification Review for Sustainable Building and built environment certainly makes the Requirements: The owner and project team process easier; but the team needs structure decided to pursue LEED for Homes Platinum and guidance throughout the process and after the specifications were nearly complete, commitment from all team members. Iterate. and this prevented a full sustainability review of Don’t be afraid to explore many different the specifications for any details that may pose options early on. challenges toward certification. For example, • Know what the goals of the project are: Is it the specifications did not include all of the focused on attaining a healthy indoor air requirements for achieving the Materials and quality, saving energy, displaying the latest Resources credits, but the contractor and subs technologically advanced features, or a made efforts to source and install materials that combination? Spend your time where it matters met the requirements for additional MR2.2 most to the end user. points. • Explore the mundane: Don’t assume that the • Constructability of design details: The design most visible or glamorous green strategies are the of the common space connecting the great only way to achieve LEED rating, or accomplish room with the living spaces posed insulation sustainable goals. challenges and air sealing details in the field. In • Investigate sources of funding for green strategies: order to fully insulate and air seal the ceiling, local utilities, municipalities, federal, and state rigid insulation was meticulously cut in the field governmental programs. to fit between joists and around drywall boxes • Don’t underestimate the value of green features: To surrounding can lights. The rough-in blower the client, the end user , the community, and the door test determined this area was in fact well people involved with the project. air-sealed, but exterior rigid would have greatly reduced the labor time and costs associated with Areas of Opportunity the detailing of this section. The team learned a great deal throughout the project; • 4x4 solid wood corners: The thermal bridging at however, some areas could have been improved upon: these corner posts increases the risk of comfort • Early assembly of entire team: While there was issues and cold surfaces that invite condensation alignment of the owner and design team, all of moisture-laden air. Potential “fixes” could eventual team members were not present at include additional exterior insulation detailing the early stages of the project. For instance, at these corners, but in reality this detail will be a mechanical engineer was hired to provide scrutinized for future projects. a preliminary design of the hydronic heat system, while the final mechanical system was CONCLUSION provided by a design build contractor, who used Bastyr’s recognition of the healing power of nature a different system with more boilers and more and the inseparability of body, mind, and spirit intake and exhaust terminations on the exterior. set the stage for a project that would reflect those

Volume 5, Number 4 21 values, and made the task of implementing sus- the spirit of the place, embrace the context of Bas- tainable strategies easier to accomplish. It is inter- tyr’s setting, create a deeply restorative environ- esting to note that a Platinum LEED rating was ment, and create a community of learning. achieved without some of the more glamorous or Along the way, many people, from the student visibly green elements associated with sustainable focus groups to subcontractors to the university’s development, such as solar collectors and rain gar- garden supervisor, added their enthusiasm, insight, dens. Instead, the team focused on the goals stated and hard work to make the Student Village a sus- in the master plan: to grow a living system, foster tainable home for the students. Downloaded from http://meridian.allenpress.com/jgb/article-pdf/5/4/3/2193461/jgb_5_4_3.pdf by guest on 27 September 2021

22 Journal of Green Building