Sustainable Housing: Green Operations and Maintenance for Low-Cost Investments

1. Region 10 Go green Green Operations and Maintenance/Low cost investments Sustaining Existing Buildings

2. Agenda • How to Make Housing Sustainable • Green O&M Overview • Assessing Building Opportunities • Building Exterior and Site • Water Efficiency • Energy & Atmosphere • Materials and Resources • Indoor Environmental Quality • Case Studies

3. How to Make Housing Sustainable

4. The “Triple Bottom Line” society economy ecology

5. Sustainable Housing that addresses the Triple Bottom Line has many benefits. • Provides better value for money in the long-term • Decreases long-term maintenance and management cost • Lowers utility costs for residents • Results in high-quality, healthy living environment • Enhances residents’ connection to nature and enables more cohesive mixed communities • Protects the environment by conserving energy, water, materials and other resources. • Advances the health of local & regional ecosystems • Increase productivity and process efficiency • Reduce operations and maintenance costs • Reduce energy and water use • Reflecting and changing culture • Adapt to future needs http://www.hermanmiller.com/hm/content/research_summaries/pdfs/wp_Measures_of_Success.pdf

6. Environmental Concerns • Climate change • Habitat disruption and loss • Land use and sprawl • Water scarcity • Global energy demand • Depletion of natural resources • Pollution: air, land, water

7. Where to start?! 6 Ninjapoodles

8. Your housing: How sustainable is it?

9. Understanding Emerging Strategies • Increase connection to the outdoors through enhanced outdoor spaces and visibility to the outdoors. • Promote interaction with surrounding communities • Decrease energy demand • Create opportunities for resident input

10. Establish Green Teams

11. Establish Green Teams • Goals • stakeholders/residents • create goals, policies and processes to align with the organizations’ green goals • Engage the essential people to implement targeted actions

12. Characteristics of a Successful Green Team • Leadership buy-in and support • Education • Technical • Strategy • Communication channels • Accountability • Urgency • Resources • Structure

13. Policies, Plans, Programs quinn.anya

14. Operations Assessment • Implement policies, programs and plans. • Set goals • Work toward achievement • Policy: a strategic view of a given sustainability goal that sets behavioral boundaries. • Plan/Program: synonymous terms used to reference the facility’s operational system in plan to implement sustainability goals .

15. Operations Assessment • Recommended Policies: • Water Efficiency Economic Assessment • Environmentally Preferable Purchasing • Solid Waste Management • Environmental Tobacco Smoke Control • Green Cleaning

16. Operations Assessment • Recommended Plans/Programs: • Building Exterior and Hardscape Management • Integrated Pest Management (indoor/outdoor) • Erosion Control • Landscape Management • Stormwater Management • IAQ Management • High Performance Green Cleaning • Refrigerant Management • Alternative Transportation

17. Structure of a Policy Scope • O&M processes to which the policy applies • Building components, systems & materials Performance Metric • How performance will be measured/evaluated Goals • Identify goals the building strives to meet Procedures and Strategies • Methods to meet the goals and intent of the policy Responsible Party • The team/individuals involved in implementation • Outline the major tasks for the responsible parties Time Period • When the policy is applicable

18. Sustainable Sites • Triple meaning: • Environment • Community • Economy • FACT: In the last century HALF of the world’s wetlands were lost

19. Sustainable Sites: Issues Low-impact Site Management Stormwater Management Transportation Management Heat Island Reduction Landscaping Light Pollution c8

20. Best PracticesSite Design • Sustainable Management Plan • Green operations policy • Site & building maintenance • Buildings & hardscapes • Landscaping, composting, fertilizer use • Integrated pest management

21. Best PracticesStormwater Management Curtail: Minimize impervious hardscape • Pervious paving • Open grid paving

22. Best PracticesStormwater Management • Control: stormwater • Filter Strips • Bioswales • Detention/Retention Areas

23. Best PracticesStormwater Management • Control: stormwater • Green roofs also known as: • “Ecoroof” • “Eco-roof” • “Vegetated roof” • “Living roof” • Reduce runoff • Treat stormwater

24. An infinitely precious resource Water Efficiency http://assets.panda.org/downloads/worldwaterforumwaterfacts.pdf

25. Water Efficiency: Core Issues Plumbing Fixtures & Fittings Water Use Measurement Water Efficient Landscaping p1 c1 c2 c3 c4

26. Plumbing Fixtures & Fittings

27. Performance is paramount Energy & Atmosphere FACT: Only 10% of the energy used by an incandescent light bulb provides light. The other 90% is released as heat, which uses 30% of a building’s cooling energy.

28. Energy & Atmosphere: Issues Energy Best Management Practices Metering, Monitoring and Management Green Power

29. Energy Best Management Practices Intent: Understand energy flows in the building to reduce energy inputs without negatively affecting outputs Implementation Strategies: • Sequence of Operations • Building Operating Plan • Preventative Maintenance Plan • Systems narrative • ASHRAE Level 1 Audit http://www.epa.gov/cleanenergy/documents/sector-meeting/4bi_officebuilding.pdf

30. ENERGY STAR Portfolio Manager (ESPM) Energy Performance: • Energy Performance Rating System • Free, web-based, secure • Ratings (1-100) benchmark buildings against the energy performance of similar facilities • Developed by the Environmental Protection Administration and the U.S. Department of Energy https://www.energystar.gov/istar/pmpam/

31. ENERGY STAR Portfolio Manager (ESPM) Energy Performance: • Utility costs represent the single largest controllable cost in an apartment community– • typically accounting for 25 to 35 percent. • Reducing energy use by 15 percent in a typical • 250-unit master-metered community will increase net operating income, and can enhance asset value by over $1 million (using a 6 percent capitalization rate). • In a similarly sized individually metered community, this same savings may increase asset value by over $200,000 annually https://www.energystar.gov/istar/pmpam/

32. Materials & Resources • Raw materials, • Source practices FACT: Making recycled paper instead of new paper uses 64% less energy and uses 58% less water.

33. Materials Flow Policies INPUTS Purchasing Policies OUTPUTS Waste Management Policies p1 p2 c1 c2 c3 c4 c5 c6 c7 c8 c9

34. Indoor Environmental Quality • Quality of environment, quality of life

35. Indoor Environmental Quality: Issues Outdoor Air Delivery & Monitoring Occupant Comfort IAQ Best Management Practices Green Cleaning p1 p2 p3 c1 c2 c3

36. Outdoor Air Delivery & Monitoring • Intent: • Provide capacity for ventilation system monitoring to help sustain residents’ comfort and well-being. Assess current practices: • System performance? • Outdoor airflow measurement devices? • Outdoor airflow rates? • Ventilation monitoring systems? • Ventilation zones? • CO2 sensors in units?

37. Green Cleaning Collin Anderson

38. Green Cleaning • Implementation & Strategies: • Green Cleaning Policy • Cleaning products • Cleaning equipment • Standard Operating Procedures (SOPs) • Handling and storage of hazardous substances • Feedback mechanisms

39. Cost Considerations

40. Low Hanging Fruit Residential specs and guidelines Waste Audit Green Teams Education among residents Create Policies

41. More effort, Higher first cost, Better return HVAC Plumbing Lighting Site Irrigation

42. Building Strategies • Implementation & Strategies: • Building • Focus on ways to reduce overall energy use • Envelope • Leaks- Insulation • Lighting • Energy Star Appliance • Focus on ways to reduce overall water use • Plumbing fixtures • Irrigation • Education of occupants

43. Building Strategies • Implementation & Strategies: • Units • Provide ceiling fans & Energy Star appliances • Provide bulk green cleaning supplies • Create tenant education programs • Provide food composting on site • Provide low VOC materials at unit turnover • Change out all incandescent bulbs to fluorescents • Test inspect for mold, lead, asbestos, radon, nicotine, infestation and abate as appropriate.

44. Case Examples

45. The RamonaLEED Gold Certified • School and community center on ground floor • Solar hot water produce 50% of hot water for building • 30 kWh PV array produce electricity to run elevators and hallway lights • Eco-roof: Ramona’s roof is covered with soil, sedums and succulents • Infiltration swale

46. Bud Clark Commons LEED Platinum Certified Bud Clark Commons • 55% less potable water use than a typical building of this type • Solar-assisted domestic hot water heater • Wall insulation more than twice the typical insulation values • Occupancy-controlled lighting

47. The Watershed at Hillside LEED Silver Certified The Watershed at Hillside • Revitalizes an existing brownfield site • Onsite stormwater management: series of designed planters that flow between the two buildings • 15,000-gallon rainwater harvesting system

48. Miracles Club Apartments Pursuing LEED Gold The Miracles Club • 20,000 gallon rainwater harvesting system reuses water for toilets and washing machines • Heat recovery ventilation preheats fresh air being distributed to units. • Roof mounted solar hot water collectors preheat hot water in units

49. Thank you. • Elaine Aye, LEED AP ID+C, O+M, IIDA • Principal • elaine@greenbuildingservices.com • 503.467.4715

50. Questions? 49