Transcript DESIGNING FOR CHOICE

BIGGEST
BANG
FOR
YOUR
BUCK
King County Housing Development
Consortium
Sponsor
Heather Beaulieu
RAFN
Jonathan Heller
Ecotope
Ann Schuessler
RAFN
Valerie Thiel
SAGE Architectural
Alliance
MC
Dept of Commerce Cost Study - September 2009
HDC - Efficient & Quality Development Affinity Group Summer of 2010
EQD Best Practices Survey - August 2011
The results of these efforts...
Flooring Survey Results
Criteria for
Selecting
Flooring
Materials
Flooring Survey Recommendations
Polished/ Stained Concrete - Common Areas
Highly
Recommended
including Rave
Reviews
• Durability
• Appearance
Flooring Survey Recommendations
Vinyl Composition Tiles (VCT) – Unit Kitchens &
Entries
More than 75% recommended
• Durability
• Cost
• Easily replaceable
• Create patterns
Flooring Survey Recommendations
Sheet Vinyl – Unit Baths & Laundry
Standard Commercial
(Armstrong Connection Corlon)
For wet areas need welded
joints
Ceramic Tile Recommended
In place of Vinyl
For wearing well & longer life
Flooring Survey Recommendations
Vinyl Plank Flooring - Units or Upper Level Commons
Tarkett Vinyl Plank – Popular
Trend to more hard floors away
from carpet
Flooring Survey Recommendations
Carpet
For Extremely Low-Income Avoid Carpet
Used by Majority of Low-Income
Asset Managers
• Unit BRs & LRs
No consensus between area
carpet & carpet tiles
Flooring Survey Lessons Learned
Problem Areas Identified by Asset
Managers
 1 /3 Comments - Linoleum /
Bamboo Performance
 1 /2 Comments - Carpet
Durability – Hallways, Stairs
Problem Areas Identified by
Contractors - Architects
 1 /3 Problems with Substrate
-Substrates:
Moisture
Compatibility
-Tenant Considerations/Program Needs
-Noise Transmission
-Newer Products:
Fiber Laminates
Bamboo
Floating, "click" flooring
Vinyl Plank
-Life Cycle Cost Analysis
s
Sheet Vinyl: $78/$2,178
Ceramic:
$600/$600
Concrete over Gypsum:
$360/$360
Stained Concrete:
$120/$120
VCT:
$78/$1,631
Pergo or Vinyl Plank:
$122/$1,434
Marmoleum:
$240/$1,410
Concrete over Gypsum:
$360/$360
Stained Concrete:
$120/$120
s
Carpet:
$750/$14,100
Vinyl Plank:
$1,575/$7,759
Concrete over
Gypsum:
$4,500/$6,000
Plumbing Survey Recommendations
Efficiency Measures - Architect’s
& Contractor’s:
1) Use of Efficient Fixtures
2) Stack Piping Infrastructure.
3) Metering Individual Units
4) Central Laundries
Plumbing Survey – Efficient Fixtures
Usage by Asset Managers
• All use low-flow toilets
• All use low-flow shower
heads
• 75% use low-flow kitchen
& bath faucets
• 70% using Mandatory
Evergreen Standards
Evergreen
Standards
• 18% using Advanced
 Mandatory
 Advanced
Plumbing Survey – Common Problems
Asset Managers Most Common Problems
• Garbage Disposals
• Clogging Toilets
• Leaking Piping
Plumbing Survey – Gray Water
Gray Water System – Mixed Response
• No usage by asset
managers
• Gray Water for
Plumbing not
affordable
• Rain Water
Catchment for
Irrigation - Possibly
Plumbing Survey – Solar Hot Water
Solar Hot Water System – Mixed Response
• Recommended but ….
• Long Term Maintenance
Performance not
available
• Stack all plumbing!
• Copper or CPVC mains, PEX homerun
distribution manifolds
• Low flow everything
• Insulate piping!
• Wireless submetering of hot water
• No irrigation (or use deduct meter)
• Solar ready
Central Systems
• Condensing water heaters vs. atmospheric
boilers
• Coming soon...Consider heat pump, waste
water heat recovery, solar
Distributed Systems
• Gas: Instantaneous condensing water heaters
• Electric: 0.93EF 50Gal. Tanks
HVAC Survey Results - UNIT HEATING
Asset Managers
• 50% use Electric Baseboard or
Wall Units
• 45% use Heat Pumps
Arch/Contr Recommendations
• Initial Cost & Maintenance:
Electric Baseboard or Wall Unit
• Energy Efficiency:
Hydronic or Heat Pumps
• Longevity:
Hydronic
HVAC Survey Results - VENTILATION
• Whole House System
• Continuous Exhaust
• Heat Recovery from
Exhaust
Mixed Recommendations
about Source of Intake Air –
Trickle, Side Wall or Heat
Recovery
HVAC Survey Results - COOLING
Eastern Washington – Full A/C
Units & Commons:
• Heat Pumps
• Central Chillers & 4-Pipe
Western Washington –
Common Areas especially Senior Housing
• Heat Pumps or P-Tac Units
HVAC Survey Results - Challenges
• Common Area System Over-sized
• Too Complex for Maintenance
• Heat – Venting Synchronized
• Thermostat Setback
• Clearance to Wall Units
Most Energy
Least Energy
Most Energy
Least Energy
• Eliminate Heated Corridors
OR
• Reduce ventilation to
minimum in winter
• Set temperature back at
night
• Motion sensors for 2/3 of
the corridor lights
• Heat Pumps
• Vent to Perimeter
• EnergyStar Lighting and
Appliances
• Low continuous ventilation
(WhisperGreen)
• Electric resistance heat
• Triple vinyl windows
• Mini Split Heat Pump
• Gas instantaneous
water heaters
• EnergyStar lights and
appliances
• Triple vinyl windows
• Continuous low flow
exhaust or HRV
Building Envelope Survey Results
Envelope Consultant
• More than 85% Recommended
Preventive Maintenance Program
• Only 1/3 of Asset Managers
Building Envelope – System Components
Windows
• Vinyl Windows – VPI of Spokane
Siding
Building Envelope – System Components
Rain Screen
• Recommended by 100%
• PT Plywood or 1x3 or Steel Clips
Air Barrier
• Tyvek or liquid system
• 2/3 noted the issue of discontinuities –
corners, windows, wall to roof, &
penetrations
Building Envelope Survey – Problems
Problem Products
• 20% - Stucco or EIFS – Barrier System
• 15% - OSB - Holding Moisture
Most Named Problem – Water Intrusion
1. Windows
2. Building Transitions
3. Patio Doors
Problem #2 – Drafts & Air-Tightness
• 2 Senior Facilities had Draft Problems
•
2 Other Systems were Too Tight with
Inadequate Ventilation
-Rainscreen Systems
-Envelope Consultants
-Age Appropriate Materials and
Details
-Quality Windows and Water Tests
-Air Barriers and Blower Door Tests
-Quality Assurance Program
-Life Cycle Cost Analysis
Brick: $26/$30.50/sf
Cement Board:
$14/$22.75/sf
Stucco:
$17/$21/sf
Metal:
$15/$18/sf
http://www.housingconsortium.org/wpcontent/uploads/2011/02/
EQD Survey Results.pdf
http://www.housingconsortium.org/wpcontent/uploads/2011/02/
EQD Lifecycle Cost Analysis.pdf
Valerie Thiel, SAGE Architectural Alliance val@Sage ArchAlliance.com
Ann Schuessler, RAFN Company - [email protected]
Jonathan Heller, Ecotope - [email protected]