2008 Multifamily Guide

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MULTIFAMILY

GREEN BUILDING GUIDELINES

20082011 Edition


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MULTIFAMILY

GREEN BUILDING GUIDELINES


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PreaCe iv

introduCtion 1

PlanninG & desiGn

introduCtion 13

aa1 Inll sites 16

aa2 Design or walking and biccling 19

aa3 Alternative transportation 23

aa4 Mixed-use developments 26

aa5 Outdoor gathering places 28aa6 Design or saet and vandalism deterrence 31

aa7 Passive solar design, dalighting and natural ventilation 34

aa8 Adaptable buildings 39

aa9 Aordabilit 42

site

introduCtion 45

a1 Protection o soil, vegetation and water during construction 48

a2 C&D waste management 51a3 Construction environmental qualit 53

a4 Reccled aggregate 55

a5 Cool site 57

B1 Sustainable landscaping 60

B2 Source water ecienc 65

B3 Light pollution reduction 68

struCture

introduCtion 71C1 Acoustics: Noise and vibration control 74

C2 Mixed-use design strategies 77

C3 Commissioning 81

d1 Reduced portland cement in concrete 85

d2 Structural pest and rot controls 87

d3 Construction material eciencies 89

d4 Engineered lumber 93

d5 FSC-certied wood or raming lumber 95

d6 Raised heel roo trusses 97

d7 Structural insulated panels and other solid wall sstems 99d8 Window replacement 101

e1 Drainage planes and durable siding 104

e2 Sustainable roong options 106

e3 Vegetated roos 110

1 Insulation 114

2 Qualit installation o insulation 116

contents


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contents

systeMs

introduCtion 119

G1 Water-ecient xtures 122

G2 Ecient domestic hot water distribution 125

G3 Water submetering 127

G4 Water heater replacement 129

H0 Heating equipment 134

H1 Radiant hdronic space heating 136

H2 Air conditioning with non-HCFC rerigerants 137

H3 Advanced ventilation practices 140

H4 Garage ventilation 143i1 Solar water heating 145

i2 Photovoltaic sstems 148

J1 Building perormance exceeds Title 24 152

J2 Building diagnostics 156

inisHes & urnisHinGs

introduCtion 159

K1 Entrwas 162

K2 Reccled paint 164K3 Low/no-VOC paint and other coatings 166

K4 Low-VOC adhesives and sealants 169

K5 Environmentall preerable materials or interior nish 171

K6 Reduced ormaldehde in interior nishes 176

K7 Durable cabinets 178

K8 Environmentall preerable interior urniture 180

l1 Environmentall preerable fooring 182

l2 Low-emitting fooring 188

M1 Energ- and water-ecient appliances 190

M2 Central laundr 192M3 Reccling and waste collection 195

M4 Lighting 199

M5 Elevators 203

M6 Outdoor pla structures 205

oPerations & MaintenanCe

introduCtion 207

n1 Operations and maintenance procedures 210

n2 Transit options 214n3 Educational signage 216

n4 Energ monitors 218

Case studies 221

resourCes 239


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aBout tHe Guidelines These Guidelines were produced through collaboration between GreenBuilding in Alameda Count and Build It Green The are designed or

the multiamil residential building industr in Caliornia The oer:

Cost-eective suggestions to minimize construction-related waste,

create healthier and more durable residences, reduce operating

costs or owners and support local manuacturers and suppliers o

resource-ecient building materials

Methods to reduce the environmental impacts o building in

Caliornia communities, including inll development, energ

ecienc, indoor environmental qualit, solid waste management,

water conservation and resource conservation

The Green Building in Alameda Count program works with building

proessionals and local governments in Alameda Count, Caliornia, to

increase the suppl and capacit or green building, and engages in

consumer outreach to increase the demand or green building Green

Building in Alameda Count is a program o StopWasteOrg, which

is the Alameda Count Waste Management Authorit and Source

Reduction and Reccling Board operating as one public agenc

aBout Build it Green Build It Green is a proessional non-prot membership organizationwhose mission is to promote health, durable, energ- and resource-

ecient buildings in Caliornia Supported b a solid oundation o

outreach and education, Build It Green connects consumers and

building proessionals with the tools and technical expertise the need

to build qualit green homes Build It Green osters collaboration with

ke stakeholder groups to accelerate the adoption o green building

standards, policies, and programs (For more inormation, see the

Resources section at the end o these Guidelines)

ProJeCt teaM Green Building in Alameda Count1537 Webster Street

Oakland, CA 94612

5108916500

wwwbuildgreennoworg

Contact: Karen Kho, Wes Sullens, Orion Fulton

Build It Green

1434 Universit AvenueBerkele, CA 94702

5108450472

wwwbuilditgreenorg

Contact: Tenaa Asan, Jennier Love, Kat Hollbacher, Brian Gitt

2 KEMA

492 Ninth Street, Suite 220

Oakland, CA 94607

5108910446

wwwkemagreencomContact: Andrea Traber, Elizabeth Durne, Elaine Hsieh

aBout Green BuildinG

in alaMeda County


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Practica Consulting

636 Wildcat Canon Road

Berkele, CA 94708

5125658611wwwpracticaconsultingcom

Contact: Marc Richmond

Jennier Roberts, Writer and editor

San Francisco, CA

4156951721

wwwjennierrobertscom

Meri Soll, Green Building in Alameda Count Elena Madison and MegWalker, Project or Public Spaces Stephen Ashkin, The Ashkin Group

Doug Beaman, Douglas Beaman Associates Nehemiah Stone, Lauren

Glasscock, Dais Allen, Julia Larkin and Zed Bates, KEMA

desiGn and ProduCtion Celer Design Collaborative, Design and Illustrationwwwcelerdesigncom

aCKnowledGeMents Thank ou to the ollowing building industr proessionals or theircommitment, input and advice in developing these Guidelines:

nortHern Caliornia develoPMent CoMMittee

Dan Adams, San Francisco Maors Oce o Housing Jonathan Austin, JSA

Consulting Services Sall Barros, Cit o San Leandro Tro Bevilacqua,

SunPower Richard Chien, San Francisco Department o the Environment

Teresa Clarke, Aordable Housing Associates James Coles, Cit o Chico

Je Evans, HKIT Architects Alan Heikkinen, Branagh Construction,

Inc Erick Hockada, Segue Construction Mart Keller, First Communit

Housing Dennis Kim, Segue Construction Michael Kloekorn, Van MeterWilliams Pollack Katie Lamont, Eden Housing Puja Manglani, Heschong

Mahone Group Larr Maers, Maers Architecture Je Oberdorer, First

Communit Housing Billi Romain, Cit o Berkele Peter Schultze-Allen,

Cit o Emerville Jennier Somers, Ba Area LISC

soutHern Caliornia develoPMent CoMMittee

David Blanke, Southern Caliornia Gas Co Pamela Cepe, Global Green

USA Tom Delarlo, Southern Caliornia Gas Co Michelle Espinosa

Coulter, Livable Places Roberto Espinoza, Communit Redevelopment

Agenc Sam Filler, Transportation and Land Use Collaborative Paul

Gede, Bond Companies Gar Gilbar, Togawa Smith Martin Residential,

Inc Ka Gilbert, Cultivating Sustainable Communities Colin Jessop,

Heschong Mahone Group Je Johnson, Newhall Land Maura Johnson,

Hollwood Communit Housing Corporation Nathan Krantz, CTG Energetics

Chandra Krout, CTG Energetics Joe Linton, Livable Places Lara

Morrison, LA Eco-Village Elaine Nasr, Snder Langston Mozell Paton,

JOTSel LLC Rebecca Quinn, Brookeld Homes Pamela Slack, Anastasi

Development Jodie Solorio, Cabrillo Economic Development Ron

Strother, William Hezmalhalch Architects, Inc Weiss Surkhabi, CRA/LABlane Sutton-Wills, SCANPH Kelle Thom, Cit o Rolling Hills Estates

Noel Toro, LINC Housing Corporation Michael Van Pars, Togawa Smith

Martin Residential, Inc Monica Villalobos, Transportation and Land Use

Collaborative Victoria Welch, Hollwood Communit Housing Corporation

additional

ContriButors


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additional reviewers Tor Allen, Caliornia Solar Center Rachel Balsle, StopWasteOrgAnn Cheng, Transportation and Land Use Collaborative Gregor

Dick, Caliornia Integrated Waste Management Board Teresa

Eade, Ba-Friendl Landscaping Dan Harrington, EcoTimberCnthia Havstad, Ba-Friendl Landscaping Peter Holst,

Charles M Salter Associates, Inc Gar Klein, Caliornia Energ

Commission John Koeller, Caliornia Urban Water Conservation

Council Heather Larson, Heschong Mahone Group Aaron

Lubrano, Beaudin Ganze Consulting Engineers, Inc David Mar,

Tipping Mar + associates Bob Massaro, Health Buildings, USA

Regis Mesko, Universit o Caliornia at Los Angeles Dana

Perls, Transportation and Land Use Coalition Josh Plaisted,

Kineo Design Group, LLC Robin Plutchok, StopWasteOrg

Fred Pollack, Van Meter Williams Pollack Gar Pugh, Alternative

Building Concepts, Inc Geeta Rao, Non-Prot Housing

Association o Northern Caliornia Kirsten Ritchie, Gensler

Talor Robinson, Green Builder Charles Salter, Charles M

Salter Associates, Inc Toni Stein, Caliornia Department o

Public Health Ron Strother, William Hezmalhalch Architects,

Inc Geo Sphers, Codding Enterprises Saskia Van Gendt,

US Environmental Protection Agenc Clark Williams, Caliornia

Integrated Waste Management Board

Case studies assistanCe Deni Adania, Resources or Communit Development SeanArmstrong, Danco Communities Jonathan Austin, JSA Consulting

Services Cherl Casanova, Brookeld Homes Liz Eckstein,

Resources or Communit Development Wend Jackson, East

Oakland Communit Project Mart Keller, First Communit

Housing Nathan Krantz, CTG Energetics Katie Lamont,

Eden Housing, Inc Radziah Loh, McLarand Vasquez Emsiek &

Partners Brett Mascaro, LINC Housing Bob Massaro, Health

Buildings, USA Michael Mwase, Allied Housing, Inc JordanRose, Patok Architects Lihbin Shiao, Mosaic Development &

Consulting, on behal o Resources or Communit Development

John Stevens, BRE Properties, Inc Eve Stewart, Aordable

Housing Associates Matthew Weber, The Olson Compan

disClaiMer These Guidelines are provided exclusivel or general education and inormationalpurposes and as a public service o Build It Green, a Caliornia non-prot corporation

registered under Section 501(c)(3) o the Internal Revenue Code Build It Green

authorizes ou to view these Guidelines or our use and to cop an part o themas is In exchange or this authorization: (i) ou agree not to alter, sell or publish the

Guidelines in an wa without rst receiving written permission rom Build It Green; and

(ii) ou waive, release and covenant not to sue Build It Green and all others aliated

with developing these Guidelines rom an liabilit, claims and action, both known and

unknown, or an losses, damage or equitable relie ou ma now have a right to assert or

ma later acquire, arising rom such use or reliance on the Guidelines Unauthorized use

o the Guidelines is prohibited and a violation o copright, trademark and other laws

Nothing in these Guidelines constitutes an endorsement, approval, or recommendation

o an kind b an persons or organization aliated with developing these Guidelines

The suitabilit and applicabilit o this inormation or a given use depends on various

actors specic to that use These include, but are not limited to, laws and regulationsapplicable to the intended use, specic attributes o that use, and the specications

or an product or material associated with this inormation All warranties, express

or implied, are disclaimed, and the reader is strongl encouraged to consult with a

building, product, and/or design proessional beore appling an o this inormation to

a specic use or purpose


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MultiaMily Green BuildinGs: tHe BiG PiCture

Wy gr buildig marGreen building means improving our design and construction practices so that

the homes we build toda will last longer, cost less to operate and wont harm

peoples health Green building also involves protecting the climate, conserving

natural resources and improving the built environment so that people,

communities and ecosstems can thrive

Although all sectors o the econom aect the environment, the building

sectors impacts are particularl large Buildings, it turns out, account or

nearl hal o all greenhouse gas emissions annuall in the United StatesGreen buildings help rein in these emissions because the use less ossil

uelbased energ or heating and cooling, water heating, lights and appliances

While green building principles encourage building energ-ecient new

homes, perhaps more importantl, the also emphasize improving the energ

perormance o existing homes Given that in 2006 Caliornia had more than 13

million housing units31% o which were in multiamil buildingsretrotting

existing buildings is a ke strateg or climate stabilization

Using energ to keep lights burning and air conditioners humming isnt the onl

wa that buildings contribute to global warming Water use is also intimatel

tied to the production o greenhouse gases, a result o the tremendous amount

o energ used to treat and distribute water In act, Caliornias single largest

energ user is the Caliornia State Water Project, which moves water rom

the San Francisco Ba and Delta to Southern Caliornia Natural Resources

Deense Council reports that the amount o energ used to deliver that water

to residential customers in Southern Caliornia is equivalent to approximatel

one-third o the total average household electric use in the region Eorts to

reduce residential water use not onl conserve a resource thats in increasingl

short suppl, the also help reduce greenhouse gas emissions associated with

water distributionWaste reduction and reccling, two undamental green building strategies, can

also have a proound eect on climate stabilization Take lumber, or example

Reusing or reccling wood waste during construction and demolition activities

keeps wood out o landlls, which reduces the amount o methane produced

when organic materials decompose Methane is twent-one times more potent

as a greenhouse gas than carbon dioxide Reccling and buing reccled-content

products also protects the climate because making products rom reccled

materials tpicall uses less energ than making goods rom virgin resources

Land use decisions also pla a critical role in climate stabilization A recentstud b the Urban Land Institute, Growing Cooler: The Evidence on Urban

Development and Climate Change, provides evidence that carbon dioxide

emissions will continue to rise, despite technological advances, as the growth in

driving overwhelms planned improvements in vehicle ecienc and uel carbon

content Better communit planningincluding the compact, transit-oriented,

mixed-use developments encouraged b green buildinghas signicant potential

to reduce the miles that residents drive, the stud concludes

For these and man other reasons, policmakers, building proessionals and

residents across the state are embracing green building as one o the principalsolutions to the environmental challenges conronting us


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Green building is a whole-sstems approach to the design, construction and

operation o buildingsrom the earl stages o development to the nal nishes

to the da-to-da operations and maintenance o the building To move orward

with greening our retrot or new construction project, it is helpul to understand

these ve principles o green building:

1 Plan or livable communities

2 Use energ wisel

3 Improve indoor environmental qualit and health

4 Conserve natural resources

5 Conserve water

Plan or livaBle CoMMunities

For much o the twentieth centur and continuing even toda, zoning codes

and conventional development practices encouraged the construction o homes

ever urther rom cit and town centers With residential zoning segregated

rom commercial uses, people living in ar-fung suburbs became completel

dependent on automobiles to get rom place to place

Over the past ew decades, the negative eects o sprawl have become

increasingl apparent Farmland and ertile soil are being paved over at an

alarming rate Plant and animal species are going extinct as buildings take the

place o natural habitats Carbon dioxide is accumulating in the atmosphere

as vehicle miles traveled steadil increase Time once available or amil,communit and personal activities shrinks as people spend more hours in their

cars Some experts even attribute the growing obesit epidemic to sprawl, as

people drive more and walk less

WhAts neWThe 2008 edition o the Multifamily Green Building Guidelinesconsist o 66 recommended measures grouped intosix sections: Planning & Design, Site, Structure, Sstems, Finishes & Furnishings and Operations & Maintenance

Although the section categories are the same as in the 2004 edition o the Guidelines, the measures have been

thoroughl revised and updated to refect the current state o the green building industr Some original measures

have been consolidated; or example, the measures encompassing passive solar heating, thermal mass fooring,

dalighting, and building placement and orientation have been combined into one new measure (Planning & Design:

AA7Passive Solar Design, Daylighting and Natural Ventilation).

Also, a number o new measures have been added to each section:

Pg & dg: AA3Alternative Transportation, AA9Aordabilit

s: A1Protection o Soil, Water and Vegetation during Construction, B2Source Water Ecienc

sc: C1Acoustics, C2Mixed-Use Design Strategies, C3Commissioning, D2Structural Pest and

Rot Controls, E3Vegetated Roos, F2Qualit Installation o Insulation

sm: G2Ecient Domestic Hot Water Distribution, G3Water Submetering, J1Building Perormance

Exceeds Title 24

h & hg: K2Reccled Paint, K6Reduced Formaldehde in Interior Finishes,

L2Low-Emitting Flooring

op & Mc: N2Transit Options, N4Energ Monitors

Each section also now includes a brie case stud that relates to the sections content In addition, the Case Studies

section at the back o the Guidelines includes new and updated in-depth project proles

Wa i gr buildig?


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Toda, increasing numbers o communit leaders, building proessionals

and residents are learning how green building can help them create better

neighborhoods and address these qualit-o-lie and environmental issues

Green building oers sensible solutions that improve an individual buildings ordevelopments perormance while providing broad-based economic and communit

benets These benets range rom cleaner air to reduced trac congestion, rom

more appealing recreational opportunities to a more diversied municipal tax base

exaMPle strateGies

Inll and mixed-use developments that increase economic vitalit and make

the most o existing inrastructure (Measures AA1 and AA4)

Policies, sites and designs that make it easier or people to drive less (AA2, AA3, N2)

Planning and design decisions that encourage neighborliness and outdoor

activities (AA2, AA5, AA6)

Durable and low-maintenance materials and design strategies that help keep

homes aordable ear ater ear (AA9, E1, E2)

Cool site strategies that reduce the urban heat island eect (A5)

use enerGy wisely

New and remodeled residential buildings in Caliornia must compl with the

most stringent energ code in the countr However, given the states projectedpopulation growth, even this ma not be enough to keep demand or energ in

check With homes accounting or roughl 31% o the electricit consumed in

the state, it is clear that developers and owners o multiamil buildings have a

signicant role to pla in helping our societ address energ-related concerns

Energ ecienc is the cornerstone o ever multiamil green building

Improving energ ecienc and using renewable energ sources are eective

was to reduce the potential o energ suppl interruptions, improve air qualit,

reduce the impacts o global warming and slow the rate at which we need to

build new power plants Improving energ ecienc also makes good sense orbuilding owners, residents and commercial tenants: an energ-ecient building

saves mone b reducing utilit bills ear ater ear

exaMPle strateGies

Passive solar heating, overhangs on south windows, deciduous trees on west

and south sides (Measure AA7)

Upgraded insulation (F1, F2), structural insulated panels (D7), high perormance

low-e windows (D8)

High ecienc heating (H0)and air conditioning (H2)equipment, and energ-

ecient appliances (M1)

Solar water heating or space heating and domestic hot water (I1);

photovoltaics or onsite electricit generation (I2)

iMProve indoor environMental quality and HealtH

On average, Americans spend 90% o their time indoors, et the air in new

homes can be ten times more polluted than outdoor air, according to the US

Environmental Protection Agenc A common source o indoor air pollution

in new and remodeled homes is the ogassing o chemicals ound in man

building materials, including cabinets, urniture, paint, foor nishes, adhesives

and sealants That new house smell is a telltale sign that there are harmul

chemicals in the indoor environment Fortunatel, the building products

industr is responding to these concerns b developing saer products, which

are now commonl available at costs comparable to conventional products

VAN

MET

ERWILLIMASPOLLACK

Multiamil green buildings can blendharmoniousl with contemporar design TheNueva Vista project in Santa Cruz createsinviting spacesinside and out


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Poor indoor air qualit is also oten caused b dust and dirt tracked in on

peoples eet, and b other biological contaminants, such as mold that grows as

a result o moisture inltration due to inadequate ventilation, poor design and

maintenance, and other actors Green buildings are designed and maintainedto reduce these and other sources o indoor air pollution

Noise pollution is another indoor environmental concern, particularl in

multiamil buildings In act, the World Health Organization now recognizes noise

as a serious health hazard rather than merel a nuisance Designing multiamil

buildings or less noise usuall results in a quieter environment or occupants,

which ma reduce sleep disturbances and stress levels, increase satisaction with

the building, and make the homes more attractive to potential buers and renters

exaMPle strateGies Noise and vibration control (Measure C1)

Kitchen and bathroom ans that exhaust to the outside to remove moisture

rom the home (H3)

Track-o sstems at entrwas (K1)

Low- or no-VOC paints, coatings and adhesives (K3, K4)

Pressed-wood products with reduced ormaldehde (K6)and fooring with low

VOC emissions (L2)

Conserve natural resourCes

Conventional building construction and operation consume large quantities o

wood, water, metals, ossil uels and other natural resources Even though most

materials used to build a home are put to good use, vast quantities are wasted

Much o this waste is avoidable Careul management o the construction

process makes a big dierence

There are man eective building strategies that conserve natural resources,

as well as providing benets such as cost savings Some strategies reduce the

amount o new material needed or construction, such as b reusing lumber, trim

and xtures rom existing buildings or emploing advanced raming techniques

that reduce lumber requirements without compromising structural integrit

Durabilit is both a conservation and cost savings strateg: durable products

sometimes cost more upront, but because the dont have to be replaced as

requentl as their less durable counterparts, the save mone or the building

owner and are easier on the environment Reccling and buing reccled-

content products are also undamental conservation strategies: reccling

keeps valuable materials out o the landll and reduces the demand or virgin

resources to manuacture new products Reccling also helps protect theclimate, because making reccled-content products tpicall requires less

energ than making products rom virgin materials

exaMPle strateGies

Reuse/reccling o construction and demolition waste (Measure A2)

Reccled fash in concrete (D1)

Advanced raming techniques (D3), engineered lumber (D4), Forest

Stewardship Council (FSC)-certied raming lumber (D5)

Reccled-content decking, ceramic tiles, carpet and other products (K5, M6)

Flooring made rom rapidl renewable resources such as cork, linoleum,

bamboo (L1)

Common rooms, such as this building atMurph Ranch in San Jose, are an integralpart o multiamil living

FIRSTCOMMUNITyHOUSING


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Conserve water

Caliornias water resources can no longer be taken or granted In the uture,

according to the states Department o Water Resources, warmer temperatures,

dierent patterns o precipitation and runo, and rising sea levels willprooundl aect the abilit to manage water supplies The states prosperit

and abilit to meet the needs o its growing population hinge on having

adequate supplies o clean, resh water

Caliornia residences use 56 million acre-eet o applied water annuall Homes

built and landscaped to use water wisel make a tremendous contribution to

protecting our shared resources Conserving water also reduces expenses or

the residents, and it reduces greenhouse gas emissions because treating and

pumping water consumes a tremendous amount o energ

Multiamil developments can take advantage o a new generation o cost-

eective, high ecienc appliances and landscape water management sstems

The can also use reccled water or rainwater or some o their nonpotable water

needs

exaMPle strateGies

Low-water landscaping and high ecienc irrigation (Measure B1)

Water reuse and rainwater harvesting (B2); green roos (E3)

High ecienc aucets and showerheads with below-standard fow rates (G1)

Water submeters to encourage conservation (G3)

Water-ecient dishwashers and clothes washers (M1, M2)

Rol of igrad dig i gr buildigToo oten, design and building disciplines remain highl ragmented: developers

and unders select (or are given) a site; architects design the building;

mechanical and electrical engineers design HVAC and lighting; and so on It israre, or instance, to involve the mechanical engineer in architectural decisions,

even though those decisions might signicantl aect equipment costs and

energ use

To minimize the cost and maximize the benets o green building, use

an integrated design process that involves people who represent these

perspectives:

Owner

Occupant (ma be represented b an experienced propert manager)

Architect

Mechanical/electrical/plumbing engineers

Civil engineer/landscape architect

Builder/contractor

Maintenance/operations personnel

Integrated design aims to connect as man members o a project team as

possible Introduce integration earl Hold meetings earl with all the major

stakeholders Tour the site Discuss green strategies earl on and set clear goals

rom the beginning Whatever the goals areproviding health interiors, or

example, or creating a zero net energ buildingever team member must be

aware o the goals and committed to achieving them


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Integrating the design process allows or creative solutions to complex problems

Questions can be raised and answered openl through a charrette or team meeting

New technologies or practices are explored as a group, allowing enthusiasm,

skepticism and solutions to surace at the same time Misconceptions can becleared up, and changes to standard practice can be highlighted

how gr buildig ca rduc coWhile the health and environmental benets o green building are well

established, man people still assume that green building costs more But

taking an integrated approach to design, as described above, can actuall

reduce construction and operating costs The ke to saving mone is to evaluate

opportunities as earl as possible in the design process because the range ocost-eective solutions narrows as the design progresses

A contractor, or example, can be engaged earl in design to help steer the

design awa rom expensive solutions and toward cost-eective ones The

options available during schematic design can include strategies such as using

structural insulated panels (SIPs) instead o conventional wood raming Such a

change can oten save mone, energ and labor, but would be costl to do once

construction documents were underwa

Just as the contractor can help the design team nd cost-eective green

solutions, so can the other team members The mechanical engineer ma beable to recommend increasing the exterior wall thickness to accommodate

more insulation, which could result in reducing the size and cost o the heating

sstem I the developer is concerned with achieving HUD noise ratings and

is part o this conversation, she ma ask the engineer whether using special

sound-rated windows will also help reduce cooling needs

For ever recommendation in these Guidelines, we have careull weighed

the measures cost against its benets to justi its inclusion While not all

measures will be applicable to our project, the measures included are relevant

and reasonable or multiamil developments built and renovated toda

Some o the recommended measures do cost more initiall, but this additional

cost needs to be evaluated in the context o longer-term benets provided, such

as utilit cost savings, better indoor air qualit and longer building lie When

considering green building measures, it is ver important to balance upront

design, product and construction costs with these other signicant benets (this

process o evaluating the long-term costs o design decisions is oten reerred to

as lieccle cost analsis)

Funding aordable housing involves unique challenges and opportunities,

particularl i the design includes green building measures that ma cost moreupront but provide long-term benets For good inormation about unding

aordable, green multiamil buildings, visit the Green Aordable Housing

Coalitions website at wwwgreenaordablehousingorg

Green building can be seen as pushing the design and construction industr

to do things that ma be new, such as integrating the design process Learning

new practices sometimes costs mone But green buildings are more than just

buildings The are the end result o collaboration between people on all levels

o design and construction who are committed to improving homes or toda

and the uture


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PlanninG & desiGn

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The table below allows ou to quickl scan all the measures in these Guidelinesto get a eel or when each measure becomes a priorit during the development

process During the initial communit planning phase, or example, critical

decisions arise such as whether to choose an inll site or develop the project

or mixed uses But other measures, such as speciing engineered lumber or

energ-ecient appliances, can be decided later, during design development

Use this table as a general tool or planning purposes, and reer to it as our

projects progress

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struCture

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G1 w-c

G2 ec mc h b

G3 w bmg

G4 w h pcm

H0 Hg pm

H1 r hc pc hg

H2 a cg h -HCC g

H3 ac pcc

H4 Gg

CoMMunityPlannin

G

site

PlanninG

ConCePtu

aldesiGn

desiGn

deve

loPMent

ConstruCtion

doCuM

ents

Constr

uCtion

Post-Constr

uCti

on

&oCCuPanCy

deve

loPMentPHase


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In

tRoDUc

tIon

(SySTEMS, continued)

i1 s hg

i2 Phc m

J1 Bg pmc c t 24

J2 Bg gc

inisHes & urnisHinGs

K1e

K2rcc p

K3l/-voC p h cg

K4l-voC h

K5em pb m

h

K6rc mh h

K7db cb

K8em pb

l1em pb fg

l2l-mg fg

M1eg- -c ppc

M2C

M3rccg cc

M4lghg

M5e

M6o p c

oPerations & MaintenanCe

n1 op mc pc

n2 t p

n3 ec gg

n4 eg m

CoMMunityPlannin

G

site

PlanninG

ConCePtu

aldesiGn

desiGn

deve

loPMen

t

ConstruCtion

doCu

Ments

Constr

uCti

on

Post-Constr

uCtion

&oCCuPa

nCy

deve

loPMentPHase


17/261

In

tRoDUc

tIon

Gr Buildig MaurWhile separating green building strategies into individual measures ma give

the impression that the can be used in isolation, in realit each measure isclosel integrated with man other design strategies To encourage teams to

work across disciplines and embrace an integrated design approach, each

measure contains man cross-reerences to related measures For example, the

Heating Equipment measure (Systems: H0)contains a cross-reerence to Planning &

Design: AA7Passive Solar Design, Daylighting and Natural Ventilation.

The individual measures are presented with a consistent laout so ou can

scan them or relevant inormation Each measure begins with an at-a-glance

graphic, as shown in the example below

Measure

desiGn for walKinG

and BiCyClinG

dg dvpmt s,

Pt wkg Bccg

aa2Measure number

Measure title

New version

Old version

Summar o

recommendation

This measures principal benets:

Hh/ieq: Reduces indoor

pollutants, promotes better

indoor environmental qualit,

and/or provides opportunities or

improved public health

s/Cmm: Protects land,

water and air on and near

site rom pollution or other

environmental damage, uses

municipal inrastructure more

ecientl b redeveloping

building or site, and/or provides

important and needed amenities

or the surrounding communit

eg ecc: Reduces

building energ consumption

w ecc: Reduces water

use in building and/or on site

M ecc: Reduces,

reuses and/or reccles materials

that might have otherwise

ended up in landlls, reduces

materials needed to construct

or operate the building, and/or

uses materials produced in a wa

that minimizes environmental

damageo&M: Increases buildings

durabilit, and/or reduces

operating and maintenance

expenses

r sc: Saves

residents mone, and/or improves

residents qualit o lie

Cm Pc: Reduces

greenhouse gas emissions related

to the buildings operation and

location

Construction Specication

Institutes (CSI) MasterFormat

Division or Specication

number

Key Beneits

Health/IEQ Material Ecienc

Site/Communit O&M

Energ Ecienc Resident Satisaction

Water Ecienc Climate Protection

12 93 00: Site Furnishings

02870: Site Furnishings


18/261


19/261

Fold TAB here Tuck here

PLANNING &DESIGN

PLANNING

&DE

SIGN


20/261

The measures in this section encompass

undamental planning and design

decisions that, or the most part, need to

be made very early in the developmentprocess. The choices made at this stage,

such as site selection and access to

transportation alternatives, will have a

proound eect on the projects success

rom an environmental, economic and social

perspective. Many o the recommendations

in this section address ways in whicha development can help strengthen a

communitys economy and improve

quality o lie or all its citizens.

PLANNING

&DE

SIGN


21/261

Clm

aPr

oco

Ben

eits

reid

entsati

faction

O&M

Marale

fccy

War

ef

ccy

ergy

ef

ccy

s/C

ommuy

Halh

/ieQ

Hh/ieQ: Rducs idoor

polluas, promos r

idoor viromal quali,

ad/or provids opporuiis or

improvd pulic halh.

s/Comm: Procs lad,

war ad air o ad ar

si rom polluio or ohr

viromal damag, uss

muicipal irasrucur mor

cil rdvlopig

uildig or si, ad/or provids

impora ad dd amiis

or h surroudig commui.

eg ecc: Rducs

uildig rg cosumpio.

W ecc: Rducs war

us i uildig ad/or o si.

M ecc: Rducs,

russ ad/or rccls marials

ha migh hav ohrwis dd

up i ladlls, rducs marials

dd o cosruc or opra h

uildig, ad/or uss marialsproducd i a wa ha miimizs

viromal damag.

O&M: Icrass uildigs

duraili, ad/or rducs

opraig ad maiac

xpss.

r sco: Savs

rsids mo ad/or improvs

rsids quali o li.

Cm Poco: Rducsgrhous gas missios

rlad o h uildigs

opraio ad locaio.

eXPlanatiOnO

f

Benefits

Measure

aa1 i

aa2 dg o wkg bccg

aa3 a poo

aa4 Mx- opm

aa5 Ooo ghg pc

aa6 dg o m c

aa7 P o g, ghg

o

aa8 apb bg

aa9 aob

Pl

AnninG&dEsiGn

beneItS this al liss h Guidlis Plaig & Dsig masurs, ad showsh primar s o ach. Ma o h masurs i his scio provid

road-asd social ad viromal s ha go wll od improvig

a idividual uildigs prormac. or xampl, popl who liv i mixd-us dvlopms (AA4)rahr ha covioal suura dvlopms

ar mor likl o g phsical xrcis walkig o ar shops ad

ighorhood srvics.


22/261

COnneCtiOns tO tHe natural envirOnMent

udamal o gr dsig is h rlaioship w a uildig ad haural virom. Whil aordal housig projcs picall hav mor si

cosrais ha mark-ra housig, vr si prss uiqu opporuiis.

th dsig am should carull assss h sis aural lmsicludig

solar accss, wid codiios ad xisig pla ad aimal liad sriv o

dsig i harmo wih hos lms o rduc rg us, icras livaili

ad proc h virom (AA7, B1).

land use and CliMate CHanGe

Plaig ad dsig dcisios ha suppor compac, rasi-orid, mixd-us dvlopms (AA1 through AA5)hav sigica poial o rduc mils ha

rsids driv. I ac, mor compac dvlopm is a ssial srag or

clima sailizaio, accordig o h Ura Lad Isiu ad ma ohr

orgaizaios ha sud lad us, rasporaio ad clima chag.

inteGrated desiGn

or a projc o mak a sigica dirc i rms o coomic ad

viromal susaiaili, as wll as quali o li or uildig rsids ad

h commui a larg, is s o ak a igrad approach o dsig. thrcommdd Plaig & Dsig masurs prsd hr ar udamal o

igrad dsig, ad should addrssd wih as much car, im ad rsourcs

as h projc ca ar. (For more about integrated design, see the Guidelines introduction.)

COMMunity suPPOrt

A impora aspc o gr muliamil housig is craig codiios ha

osr coomic ad social wll-ig i h commui. Ma o h masurs

i his scio or rmdous commui s, ragig rom rducd

rac cogsio (AA1 through AA4)o mor araciv opporuiis or rcraio(AA2, AA5, AA6)o grar coomic viali (AA1, AA4). or h dvlopr, gagig

muicipal rprsaivs ad commui ladrs arl i h dsig procss

ca pav h wa o a much mor succssul projc.

COde issues

I som muicipaliis, dsi, zoig ad ohr cod issus ma somims

cofic wih gr dsig sragis, such as ill (AA1)ad mixd-us

dvlopms (AA4), ad improvd pdsria ad icclis accss (AA2). earl

i h plaig procss, h dvlopm am should idi poiallprolmaic cod issus ad work wih h appropria ocials o ovrcom

hs arrirs.

COst

or local muicipaliis, h masurs i his scio ca provid ma

coomic s. Dvlopms dsigd o rduc dpdc o cars

(AA1 through AA4)hlp as rac cogsio, which ca improv usiss

producivi. Mixd-us dvlopms (AA4)courag coomic viali ad a

divrsid muicipal ax as. Ill projcs hlp rvializ oldr ura aras.

or h dvlopr, som o h rcommdd Plaig & Dsig masurs ca

do wih lil or o xra cos i icorporad arl. Cos icrass ca

o os or miimizd adopig a igrad dsig approach (see the

introduction to these Guidelines).

Pl

AnninG&dEsiGn

COre COnCePts


23/261

O a lo i dowow brkl ha prviousl srvd as a surac parkig lo,Rsourcs or Commui Dvlopm (RCD) is uildig a mixd-us projcha will provid 97 aparms or housholds makig rom 20% o 60% o aramdia icom.

th 100,839-squar-oo ura ill projc, schduld or complio iJauar 2009, icluds v soris o housig ovr o sor o rail. A adjac

dvlopm o h si, h David browr Cr, is dvod o viromalducaio ad acivism ad missio-driv rail spac. th browr Crparrd wih RCD o dvlop h commrcial spac i oh uildigs.

Oxord Plazas locaio is crucial o is viaili as a aordal, susaial,mixd-us dvlopm. Wih a bARt suwa saio o lock awa, a us huwo locks awa, ad h UC campus ad dowow brkl wihi as walkigad icclig disac, rsids will hav xcll accss o mplom,shoppig, rcraio ad ducaioal rsourcs.

th cral locaio also mas ha h projcs rsids will gra much

lowr ha ormal auo rac volums. to rplac h surac parkig ha had a rvu sourc or h Ci o brkl, Oxord Sr Dvlopm, LLC(a parrship o RCD ad h David browr Cr, Ic.), uil a udrgroudgarag o h si, u oh h housig ad rail uss ar dsigd wih lssha h sadard zoig rquirms or car parkig.

I addiio o is ura ill locaio ad mixd-us, high dsi dsig, ohrgr aurs iclud a solar hrmal ssm or radia hdroic spac haigad domsic ho war (H1, I1); low- ad o-VOC pais, adhsivs ad foorig(K3, K4, L2); ad raiwar collcio or irrigaio (B2). ths gr crdials ar

likl o a srog sllig poi or poial rail as, spciall hos wih asusaiaili ocus. Oxord Plazas groud-foor commrcial spac was dsigd soha i could accommoda o largr railr or as ma as our smallr railrs.

RCD, i craig Oxord Plaza, is dvlopig a damic commui whrh rail ad h surroudig dowow ighorhood will suppord h rsids o h aordal housig aov i. Popl somims hav hmiscocpio ha lowr icom popl do hav mo. I ac, h havh sam d or asic cssiis ad srvics, said Lisa Mooama, RCDsdircor o housig dvlopm th workig amilis ha will livig a Oxord

Plaza will hav h addd icom suppor ha aordal r provids so hah will al o shop, a ad jo a movi or pla i dowow brkl.

I locaig aordal housig clos o jos, rasi ad shoppig, h Ci obrkl ca xpc a dcras i commur rac, cogsio ad polluio,ad a icras i h umr o dollars ulig h local coom, addig o hvirac o dowow.

For more inormation, visit www.rcdev.org

Oxord Plaza ad David browr Cr

ReSOURCeSfORCOMMUnItyDeVeLOPMent

Oxford Plaza, Berkeley, CA

location, location, location:the ticket to affordability, sustainability,

vand mixed-use success

cA

sE

stud

y


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Measure

Key Beneits

Halh/IeQ Marial ecic

Si/Commui O&M

erg ecic Rsid Saisacio

War ecic Clima Procio

NEW: N/A

OLD: N/A

inill sites

dop Hgh d Hog o

Po dop s, rBg ro Bowf

aa1

rcommo

develop hgher ensy housng on exsng

urbanze ses (known as nll ses) ha have

sewer lnes an ules n plae.

Reevelop exsng bulngs raher han

emolshng hem.

Resore an reevelop brownels or hoose a se

n a esgnae reevelopmen area.

Avo bulng on envronmenally sensve ses.

dcponw dvlopm o aks plac o h rigs oxisig ura ad suura dvlopm. Rsidso hs oulig aras dpd o cars causpdsria, iccl ad pulic-rasi ravl is usuallimpracical. Suura sprawl has likd o a hoso viromal ad social prolms, icludig:

Grhous gas missios ad ohr air polluiorom vhicls

Loss o lad or ood producio, rcraio, wildlihaia ad ohr ssial ds

Ici us o pulic irasrucur

Lss im or amil, commui ad phsical acivi

Loss o usiss ad idividual producivi romrac cogsio

Highr dsi ill dvlopm addrsss hsad ma ohr viromal, social ad coomic

prolms, whil providig housig ha rfcs odaschagig dmographics, icludig a dcliig umr opopl pr houshold. Ill dvlopm compasssw cosrucio as wll as h adapiv rus oxisig uildigs. Ma ps o xisig uildigs ca rdvlopd or muliamil housig, icludig hols,warhouss, acoris, schools, dparm sors, ado cours uildigs ha wr origiall rsidial (orinormation about designing buildings so that they can be adapted in the

uture, see Planning & Design: AA8Adaptable Buildings).

Rdvlopm aras o coai rowld sis,which h U.S. eviromal Procio Agcds as a propr, h xpasio, rdvlopm, orrus o which ma complicad h prsc orpoial prsc o a hazardous susac, polluaor coamia. dral ad sa lgislaio, programsad icivs xis o hlp dvloprs ad proprowrs maag rowld rdvlopm.

Do o loca projcs i viromall ssiivlocaios such as sp slops, prim armlad orparklad, wihi 100 o wlads, or i a araidid as haia or a spcis o dral or sahrad or dagrd spcis liss.

B

Dvlopms i ds ura ciis picall hav asmallr viromal oopri ha dvlopms i

lss ds aras. th sragis i his masur xpadh local ax as, osr jo growh, mak us oxisig irasrucur, avoid grld dvlopm adimprov quali o li ad viromal quali i hcommui.

Whr hr is accss o pulic rasi or commrcialaciviis, dsr dvlopms or h advaago shorr commus, lss dpdc o cars, adrasi-orid walkal commuiis (Planning & Design:

AA3Alternative Transportation and AA2Design or Walking and Bicycling).

Rhailiaig uildigs miimizs dmoliio was adrducs h d or w cosrucio marials (Site:A2Construction and Demolition Waste Management). Rdvlopiguildigs ad rowlds ca coriu o acommuis ss o plac ad hlp kp is hisoraliv prsrvig sis ha hav culural, archicuralor hisorical valu.

Procig viromall ssiiv sis suppors

cossms ha provid ssial srvics ad so humas ad ohr spcis.

Pl

AnninG&dEsiGn


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appco

Size Low Ris Mid Ris High Ris

type nw Cosrucio Rro

uSe Rsidial Commrcial

Highr dsi ill dvlopm ad avoidac oviromall ssiiv sis ar applical o allmuliamil projcs. Opporuiis or uildig rusad rowld rdvlopm will dpd o a vari oacors, icludig si availaili ad programmaic ds.

dg d

HiGH density inill

Igra h uildig ad is si wih h xisigighorhood. Muliamil uildigs, v i h arhigh dsi, should complm h ighorhoodsxisig dvlopm pars. Avoid a ulk ormoooous apparac sppig ack highr sorisrom h sr ad rakig dow h scal o larg

uildig volums.

Passiv solar haig ad coolig, aural vilaio addalighig ca challgig o accomplish o mahigh dsi ill sis. rom h ous o h dsigprocss, acivl sk opporuiis o icorpora hssragis (Planning & Design: AA7Passive Solar Design, Daylightingand Natural Ventilation).

Idi was o acilia social iracio, such ascraig pock parks, plazas or mixd-us dvlopms(Planning & Design: AA4Mixed-Use Developments and AA5Outdoor

Gathering Places).

BuildinG reuse and BrOWnield

redevelOPMent

Adapig a uildig ha was o origiall idd orrsidial us ca prs uiqu dsig challgs.Ma commrcial uildigs, or xampl, hav dpfoorplas ha mak i hardr o provid adquadaligh, aural vilaio, viws or oudoor socialgahrig placs or h rsids. Adapiv rus is oa w cocp, howvr, ad ma archicur rmsspcializ i dig craiv was o mak uildigslival, such as icorporaig sklighs, ligh wlls,clrsoris ad irior ladscapd courards.

Ma hisoric or idusrial uildigs hav larg, fxilspacs ha ar idal or mixd-us purposs or arsidial projcs commui aciliis. Prsrvig adrsorig a oldr uildigs origial irior ad xrior

archicural dails hoors h commuis hisor,adds visual irs ad ma v icras h uismarkaili. Ma popl ar draw o livig i oldruildigs prcisl caus o hir disiciv characr.

Cosul rmdiaio or rowld xprsi ou ar cosidrig a si ha has

coamiad. I ma s o avoidxcavaig a si ad o lav coamiad soil iplac. Som coamiad sis will iappropria orrsidial us i i is cos prohiiiv o rig hm upo accpal sadards.

Co Coo

Policmakrs ca acilia ill dvlopm dsigaig appropria sis or dvlopm. Also

cosidr rvisig uildig ad zoig cods o avorhighr dsi dvlopm i arg aras; his couldiclud rlaxig high limis ad parkig rquirms,ad providig icivs or gr ill dvlopms.Policmakrs ad commui mmrs ca supporcommui plaig procsss ha lad o localara plas or masr plas. ths procsss hlp aighorhood aricula is visio or dvlopmad ca improv h pulic rviw procss or spcicdvlopm proposals. nighorhood plas rducucrai or h dvlopr wh h idi dsirdcommui aciliis ad dvlopm ps.

Oldr uildigs picall rquir sigica upgradigo m curr uildig ad rg cods. Rovaios osom oldr uildigs ma hav o compl wih local or sadsig rgulaios or hisoricall sigica srucurs.

A cis rdvlopm agc will hav a rdvlopmpla ha ss ou guidlis ad rquirms.

Rdvlopm o rowld sis ma govrd sa or dral rgulaios.

Coo o r

Popl livig i ill dvlopms ar mor liklo shop, work ad pla clos o hom. th will havmor pulic rasporaio opios ad opporuiisor social iracio.

Wh rowlds ar rdvlopd, commui rsids

rom improvd viromal, coomicad ighorhood quali. Rsids o rdvlopdrowld sis ma hav cocrs aou h poialor ligrig coamiaio. Dvloprs should addrsshs cocrs opl ad proacivl.

Pl

AnninG&dEsiGn


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Co Co ec

Beneit

COst or h dvlopr, ill projcsma rquir addiioal dsig imcaus high quali dsig is

criical o gaiig commui accpac. taxpars rom ill dvlopm caus ciis pa moro provid srvics o suura dvlopm ha oill dvlopm.

th cos civss o rusig xisig uildigs variswidl, dpdig i larg par o how xsivl huildig ds o modid o m curr markds ad cod rquirms.

browld sis ca hav vr high claup coss, usom muicipaliis ma willig o icur hs xpssi ordr o courag dvlopm o glcd aras.

Som ciis ma or icivs such as propr rasrs,gras ad loas o courag priva dvlopm irdvlopm aras. ths ca provid sigicacoomic s o dvloprs.

roc

inill

loc Gom Commo has a lcdocials chcklis or compac rsidial projcs,

buildig Mor Lival Commuiis: DsigGuidlis or Muliamil Housig: www.lgc.org/rpu/lad_us/guidlis/muliamil_housig.hml; LGC also pulishs h ook, Building MoreLivable Communities: A Policymakers Guide to Infll

Development: www2.lgc.org/ooksor

noh-Mw i oli ook, Sragisor Succssul Ill Dvlopm ca dowloadd

or r rom: www.mw.org/illook.hm

u.s. eom Poco agc smar growhpulicaios iclud Craig Gra nighorhoods:Dsi i your Commui:

www.pa.gov/smargrowh/pulicaios.hm#comm

ub l i has ooks ad oli rsourcso ura ill dvlopm, icludig Highr-DsiDvlopm: Mh ad ac ad Growig Coolr:

evidc o Ura Dvlopm ad Clima Chag,which docums ha rsids o compac, mixd-us,rasi-srvd commuiis do lss drivig, a ssialacor i comaig clima chag: www.uli.org

adaPtive reuse

Co Oc o Hoc Po has acshs, dsig guidlis ad iormaio aou axicivs ad cods praiig o rdvlopm ohisoric propris: hp://ohp.parks.ca.gov

BrOWnield redevelOPMent

C o C l rccg has rsourcs orowld rdvlopm: www.cclr.org

Environmental Building Newsaricl, buildigo browlds (March 1999), provids a goodiroducio o h sujc; o accss:www.uildiggr.com

u.s. eom Poco agc rowldswsi has xsiv rsourcs:www.pa.gov/rowlds

r C s

Carm Avu, p. 230

Colo Park, p. 227

Crossroads, p. 234

ox Cours, p. 47

Oxord Plaza, p. 15

Sara Cor Cour Aparms, p. 221

MroHollwood provids aordal housig, commrcial spac addacar aciliis immdial adjac o h Hollwood/Wsr MroRd Li Saio i Los Agls.

JOHn

eDWARDLInDen

Pl

AnninG&dEsiGn

aa2


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Measure

Key Beneits


Si/Commui O&M



NEW: 12 93 00: Si urishigs

OLD: 02870: Si urishigs

desiGn Or WalKinG

and BiCyClinG

dg dopm o s, PWkg Bccg

aa2

rcommo

desgn bulngs, sewalks, pahways, srees an

rossngs o enourage walkng an bylng.

Bul seure byle sorage aleson he se.

dcpo

Walkig ad icclig ar h chaps ad mossusaial orms o rasporaio, u h ar oicompail wih covioal car-asd dvlopmpars.

Covic, sa ad ashics ar k acorsi promoig ravl oo ad iccl. Rsidso dvlopms wll cocd o ar amiisar mor likl o walk or ik o hir dsiaios.Sidwalks ad sr crossigs should dsigdo provid sa ad covi pahwas. Clarldiriad vhicl, iccl ad pdsria spacs willrduc rac accids. Ariculad uildig acadsad groud-foor commrcial acivi cra a plasigpdsria virom.

B

Walkig ad icclig ar xcll, ixpsivorms o phsical acivi ha promo halh. thprovid alraivs o ravl car, a major sourc ogrhous gas missios, air polluio ad rg us.

trac-calmig masurs ma lad o lowr pdsriaijur ras, grar ighorhood coomic acivi adicrasd pulic sa. Childr, siors ad poplwih disailiis mos rom icrasd moiliad sa.

appco




Applical o all projcs. (For related inormation, see Planning& Design: AA1Infll Sites, AA3Alternative Transportation, AA5Outdoor

Gathering Places and AA6Design or Saety and Vandalism Deterrence.)

biccl ad pdsria-ridl dvlopms should, aa miimum, hav hs characrisics:

Sidwalks ar phsicall, pschologicall orucioall sparad or urd rom h roadwas.

trac-calmig masurs ar implmd.

th housig dvlopm provids ddicad, covrdad scur iccl sorag or rsids.

I mixd-us projcs, h dvlopm providsaddiioal scur iccl sorag or orsidial

a mplos ad visiors.

dg d

rOad netWOrK COnneCtivity

Work wih h cis rasporaio dparm o craa roadwa ssm i our dvlopm wih muliplroadwa cocios ha r disrius rac.blocks should o xcd 300 .

Cul-d-sacs ad o-wa srs ar srogl discouragdcaus h rduc cocivi ad icras ravldisacs, which corius o gloal warmig. O-wa

srs also courag spdig ad circlig.

Sripd iccl las wih propr sigag ar appropria or srs wihlowr rac volums ad spds.

PROJeCtfORPUbLICSPACeS

Pl

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29/261


30/261

Coo o r

Quali-o-li improvms iclud grar moili,sa ad opporuiis or phsical acivi. Addiioals iclud lowr rasporaio xpss ad arducd caro oopri.

Co Co ec

Beneit

COst

biccl parkig coss rom $220(isalld) or a asic U rack haaccommodas wo iks o $600

ad up pr ik or sorag lockrs. Car parkig coss$7,000 o $30,000 pr spac (2007 coss).

Ma pdsria si dsig aurs cos ohigi icorporad arl. th cos or xig prolmaicirasrucur varis gral. Sripig crosswalks adisallig sr humps ar rlaivl ixpsiv, uwidig sidwalks ad isallig rug islads ar cosl.Howvr, hs acios ma rduc ijuris ad aaliis.

roc

arCat liss iccl rack ad lockr mauacurrs: www.arca.com/divs/sc/sc02871.shml

C o d, which is wll kow or is iccl-ridl dsig, has xsiv iormaio icludigh cis Comprhsiv biccl Pla:www.ci.davis.ca.us/iccls

C o Po has biccl Parkig aciliisGuidlis:

www.porladoli.com/rasporaio (see GettingAround Portland/Transportation Options/Bicycles/Bicycle Parking)

loc Gom Commo has ik adpdsria dsig guidlis ad ohr rsourcs:www.lgc.org

no-Po Hog aoco has iormaio aouplaig or rsidial parkig:www.oprohousig.org (see Action Center/Tool Box)

u o Co, Bk Campus biccl

Pla has guidlis or improvig iccl accssad sa:hp://p.rkl.du/rasporaio_alraivs

r C s

Carm Avu, p. 230

Colo Park, p. 227

Crossroads, p.234

ox Cours, p. 47

Oxord Plaza, p. 15


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dg d

Pedestrian aCCess tO transit and serviCesChoos a si has clos o pulic rasi sops,prral o mor ha o-quarr mil rom o ormor us sops, ad/or o mor ha o-hal mil roma commur rai or ligh-rail rasi ssm sop. idlocaios whr good rasi srvic alrad xiss, orwhr uur srvic improvms ar plad, such asa hisoric ow cr or rdvlopm disric.

Dsig or a sa ad joal walk rom h projc

si o ighorhood srvics ad rasi sops (Planning &Design: AA2Design or Walking and Bicycling and AA6Design or Saety

and Vandalism Deterrence). Igra h dvlopm ioh surroudig virom icludig walkwas opulic rasi. Walkwas ladscapd wih aiv plasad rs ma also al o srv as wildli corridorsad ik pahs (Site: B1Sustainable Landscaping). Icluda vari o walkig ad ik pahs providig dircad covi cocios o rasi hus, shoppigcrs, ohr rails ad parks. balac h rous

dircss wih visiili ad sa. Pahs ha passaciv aras ar mor likl o usd ad lss liklo arac grai or collc garag ha rous ha gohrough aras wih w popl aroud.

Provid crosswalks likig dircl o rasi sops, ad ussidwalk xsios o rduc crossig disacs o widrsrs (Planning & Design: AA2Design or Walking and Bicycling).

Isallor courag h rasi agc o isallusshlrs a major us sops. Shlrs should proc

ridrs rom h lms, provid som saig, adhav clar iormaio aou us rous ad rquco srvic.

ParKinG & Car sHarinG

Rduc osi parkig. I h projc icluds o-srparkig or rsids, provid lss ha 1.0 parkigspac pr rsidial ui, i allowd local cod. Iha is o possil, provid lss ha 1.5 parkig spacspr ui.

O wa o discourag car owrship is o uudlparkig rom housig. I parkig is icludd wiha housig ui, rsids will civl pa or irgardlss o whhr h d i. Wh housiguis ad parkig spacs ar rd or sold sparal,rsids who do d a spac ca sav mo.

Muliamil dvloprs ca also rduc hir ovrallparkig rquirms allocaig spacs or dsigad

car-shar vhicls. Car-sharig programs allow rsidsad ighors o jo h covic o drivig whh d o, whil avoidig h xps ad hasslso owrship.

Also look io whhr h ci has trasporaioDmad Maagm programs or w rsidialprojcs. thr ma policis ha provid r ordiscoud rasi passs o projcs ha discourag carus (Operations & Maintenance: N2Transit Options).

Miimiz h visual impac o parkig srucurs.Siua garags ad parkig srucurs so ha hdo o domia h sr. Visuall scr parkiggarags caus h ca discourag pdsria acivi.Cosidr wrappig groud-foor rail aroud a parkigsrucur o hid i rom viw. Avoid usig surac

parkig los caus h cra gaps i sr aciviad ar a ici us o lad. I maur vgaioxiss or is plad or h si, dsig udrgroudgarags so h will o irr wih roo ssms.

O-sr parkig is rcommdd caus i acsas a ur w sidwalks ad movig vhicls.Howvr, diagoal parkig ca caus srious coficswih iccls caus i is hardr or drivrs o s hm.Miimiz drivwa widhs ad rquc o spacig

caus h cra addiioal hazards or pdsrias(Planning & Design: AA2Design or Walking and Bicycling).

bus shlrs should proc ridrs rom h lms ad providsom saig.

PRACtICACOnSULtInG

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Zoig or plaig cods picall rgula h miimum(ad somims h maximum) umr o o-srparkig spacs rquird or paricular uss. Somjurisdicios hav movd oward rducig parkigrquirms or muliamil, mixd-us ad aordalhousig dvlopms i ura crs ad ohr rasi-ridl locaios.

trasi agcis usuall hav a sadard or us shlrs,sigag ad ohr rasi-rlad sr aurs.

Dsig ams should idi poial cod osaclsarl ad work wih local ocials o rsolv hm.

Coo o r

trasi-orid, pdsria-ridl dvlopms maki asir or popl o driv lss or v o ow a car.this savs mo, rducs gloal warmig impacs adpoiall corius o a halhir lisl. Accordigo a rc sud h Mropolia trasporaio

Commissio, popl i h Sa racisco ba Arawho liv ad work wihi a hal mil o rasi ar ourims mor likl o walk ad ims mor likl ous rasi ha hos who do. I parkig spacs aruudld rom housig, rsids who do dparkig will sav mo.

buildig mor rsidial uis x o rasi supporshighr ridrship lvls, which i ur suppors rad mor rqu rasi srvic. I also icrass

cusomr rac o local sors ad srvics, improvigh local coom.

Pdsria-ridl dvlopms ar maighorhood srvics ca improv quali o li makig i mor covi ad joal or poplo shop, work ad pla clos o hom, ad rducigh im sp o cogsd roads.

Co Co ec

Beneit

COst

A si wih good accss o pulicrasi ad ighorhood srvicsma cos h dvlopr mor o

purchas i h locaio is paricularl dsiral, u agood locaio ca also icras h uis markaili.Rducig h umr o parkig spacs ca rduccosrucio coss.

or aordal housig dvlopms, choosig arasi- ad pdsria-ridl locaio is a criical

aordaili srag.

roc

Co t-O dopm (tOD)Daaas provids iormaio aou mor haw rasi villags i Calioria:

hp://rasioriddvlopm.do.ca.gov

C-h comp i Calioria iclud: CiCarShar (www.cicarshar.org), lxcar (www.fxcar.com) ad Zipcar (www.zipcar.com); or iormaioaou ohr compais ad car sharig i gral:www.carsharig.

G Comm Cobo pulishs a oolkiha icluds hadous o iorm commuiis aouk aspcs o rasi saio ara plas:hp://gracommuiis.org/idx_ls/oolki.hm

Mopo tpoo Commo oolox/hadook, Rormig Parkig Policis o SupporSmar Growh is a guid or commuiis irsdi plaig ad implmig parkig policis adprograms ha ar supporiv o rasi-orid

dvlopm: www.mc.ca.gov/plaig/smar_growh/parkig_smiar/toolox-Hadook.pd

rcocg amc/C o t-Odopm wsi has rsourcs ad ools osuppor rasi-orid dvlopm, icludig cassudis, s pracics ad polic iormaio:www.rcocigamrica.org

ub l i pulicaios iclud GrowigCoolr: evidc o Ura Dvlopm ad Clima

Chag, which docums ha rsids o compac,mixd-us, rasi-srvd commuiis do lss drivig,a ssial acor i comaig clima chag:www.uli.org

u.s. eom Poco agc promos smargrowh, icludig craig walkal ighorhoodsad providig a vari o rasporaio choics:www.pa.gov/smargrowh

r C s Carm Avu, p. 230

Colo Park, p. 227

Crossroads, p. 234

Oxord Plaza, p. 15


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NEW: N/A

OLD: N/A

MiXed-use

develOPMents

icopo no u Mm Hog dopm

rcommo

Prove spae or shoppng, employmen, soal,

ulural or ommuny ales whn a mulamly

housng evelopmen.

dcpo

Mixd-us dvlopms comi mor ha o us(or xampl, rsidial, rail ad oc) i a sigluildig or dvlopm ara. this p o dvlopmwas prval uil h arl wih cur, whmuicipaliis adopd zoig cods ha sgrgadrsidial rom commrcial ad idusrial uss. Sigl-purpos zoig is viromall ususaial caus

i cras dpdc o auomoils, icrass carodioxid missios ha coriu o gloal warmig, aduss lad icil. Som xprs also liv i hascoriud o a dcli i civic gagm.

this masur addrsss h social, coomic adviromal s o mixd-us muliamildvlopms (For design strategies, see Structure: C2Mixed-UseDesign Strategies).

Dmographic, coomic ad viromal acors ardrivig mark dmad or dvlopms whr popl

ca work, shop, pla ad m hir dail ds clos owhr h liv. Also, h shrikig suppl o availaludvlopd lad is osrig w irs i urardvlopm (Planning & Design: AA1Infll Sites).

B

Mixd-us dvlopms:

Cra a ss o plac ad provid moropporuiis or social iracio

Icras ighorhood coomic viali

Srgh ad divrsi h muicipal ax as

Provid mor ha o sourc o projc cash fow orh dvlopr

Icras rasporaio opios such as walkig,ikig, car sharig ad pulic rasi, ad rducvhicl rips ad associad grhous gas missios

Us lad, pulic irasrucur (such as roads, warad swr), ad aciliis mor cil

Rduc rgioal imalacs w jos ad housig

appco




Mos w muliamil housig projcs ca succssullicorpora orsidial uss, xcp o h mossvrl cosraid sis. A igrad dsigapproach is criical o h succss o a mixd-usdvlopm (or more about integrated design, see the introduction tothese Guidelines).

Cosidr ddicaig a porio o h dvlopmsorsidial spacs o ighorhood srvics, suchas sors, liraris, child car crs, ss crs,rsauras ad commui crs.

dg d

Mixd-us dvlopms o call or dir, ad omor complx, cosrucio mhods ha sigl-usdvlopms (or design guidance, see Structure: C2Mixed-UseDesign Strategies). I addiio, commui ad dvlopmcosidraios or mixd-us projcs ma call orsomwha dir sragis, as dscrid low.

identiy COMMunity needs

egag muicipal rprsaivs ad commuiladrs arl i h dsig procss. Providig amiisha ar dsird h commui will icras localsuppor or h projc.

PO

WDeRHAUSStUDIO

888 7h Sr, dsigd David bakr + Parrs Archics, is aw mixd-us dvlopm i Sa racisco wih aordal admark-ra homs.

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Coo o r

Rsids o mixd-us uildigs ar mor likl oshop, work ad pla clos o hom. th hav moropporuiis or social iracio ad lisur im, adma hav icrasd rasporaio opios.

I mixd-us uildigs, rsids ma paricularlcocrd aou icrasd ois ad rac romcommrcial aciviis ad dlivris, privac issus,sparaio o rash ad rcclig aras, ad parkigsparaio or shard parkig aras (Structure: C2Mixed-UseDesign Strategies).

Co Co ec

Beneit

COst

Mixd-us dvlopms ma mor complicad o ac harsidial-ol uildigs, i par

caus ldrs ar accusomd o sigl- ad spara-us acig coomics ad policis. Also, irs addow pams d o highr du o h dicul oscurig mixd-us morgags. Howvr, mixd-us

projcs cra mulipl cash fows ha ca hlp mak aprojcs coomics mor avoral o ivsors.

Commrcial lass ar dir rom rsidial lass,ad co-ac ad ohr owrship srucurs ma mor complx i mixd-us uildigs compard orsidial uildigs.

roc

B a loc i sppo Copoo (LISC)provids rsourcs o mixd-us dvlopm:www.cdxchag.org/commrcial

Pojc o Pbc spc ors iormaio aoumixd-us dvlopm:www.pps.org/mixd_us

soh Co aoco o Gom hasusul pulicaios, icludig aciliaig Small-Scal Mixd-Us Dvlopm: Wha h WssidCiis Could Do:www.scag.ca.gov/lival

ub l i has ma ooks ad olirsourcs o mixd-us dvlopm, icludigh rpor, Growig Coolr: evidc o UraDvlopm ad Clima Chag, which documsha rsids o compac, mixd-us, rasi-srvdcommuiis do lss drivig, a ssial acor icomaig clima chag: www.uli.org

r C s

Crossroads, p. 234

Oxord Plaza, p. 15

Idi srvics ad aciliis ha ar currllackig i h commui ad drmi whhr i

is coomicall asil o icorpora a o hmio h projc. Commol dsird amiis icludgrocr sors ad child car aciliis. Dsig hprojc so ha ighors ca also us plazas, migrooms or ohr aciliis.

additiOnal strateGies Or MarKet-rateHOusinG

Mark-ra dvloprs ma also cosidr hssragis or succssul mixd-us projcs:

Coduc mark rsarch o idi h appropriasiz ad p o rail ad/or commrcial uss.

Sk lgal xpris o addrss uildig lasig,govrac issus, owrship agrms ad zoigrquirms.

CreatinG a sense O PlaCe

Loca rail uss o h groud foor o cra visualirs ad clar dsiaios or pdsrias. Railuss should hav dirc accss rom h sr adshould gag h sr wih lighig, oudoor saig,sigag ad displas orid o h sr.

Mixd-us uildigs should uil clos o h sidwalko h propr li. Sacks ar o rcommddor uildigs wih groud-foor rail ulss h sackprovids a plac or usisss o hav oudoor saigor displas. A sack should vr usd o providparkig w h uildig ad h sidwalk.

Dsig uildig acads ha ar ashicall varidad simulaig wih widows ha provid a cociow h irior ad xrior. tid widows addp arcads ar srogl discouragd caus hrduc visiili ad mak rail lss accssil. Corruildigs should ovrlook oh sr roags adcra a ss o plac. (For additional design strategies thatsupport walking and bicycling, outdoor gathering places and saety, see

Planning & Design: AA2, AA5 and AA6.)

Co Coo

Local zoig cods drmi whr mixd-us uildigsma cosrucd, h ps o uss allowd, ad hirshap ad siz. Cod rquirms or rsidial, oc,rail ad parkig uss dir ad ma icompail.Som local jurisdicios ad plaig auhoriishav rgulaios ha prohii or rsric mixd-usdvlopm. Dsig ams should idi cod prolms

arl ad work wih local ocials o rsolv hm.

Policmakrs ca promo mixd-us dvlopm rmovig spcial variacs, providig zoigfxiili, assisig i acig ad assmligpropr dvlopm righs.

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NEW: Division 2: exisig Codiios, Division 9: iishs

OLD: Division 2: exisig Codiios, Division 9: iishs

desiGn Or saety and

vandalisM deterrenCe

dg Bg lcp oPomo s rc vm

rcommo

desgn bulngs an lansapes o promoe saey

an eer rme.

take seps o proe he evelopmen agansvanalsm an gra urng an aer onsruon.

dcpo

Dsigig uildigs o dissuad crimial havior iskow as crim prvio hrough viromal dsig(CPteD). Whil i ma possil o dr crim wihall cs, vido survillac ad righ lighs, hslms also dr oudoor pla ad ighorliss.

th should usd ol wh asolul cssar. thmos scur commuiis hav dsig lms haosr rahr ha discourag huma iracio.

CPteD sragis or promoig sa icludcouragig commui iracio, corollig accss oh si, craig comoral covrsaio ad saigaras ar uildig racs so ha popl ca kp a o hir ighorhood, ad riorcig h rriorialdircs w priva ad pulic aras.

Vadalism ma occur durig ad ar cosrucio,which ca lad o arl ailur o uildig lms.I is also rusraig or rsids ad acili sa,ad ca lad o cosl rpairs ad a dcrasd sso commui valu ad sa. Durig cosrucio,moior h si ad rsric accss o aras pro ovadalism ad grai. Oc a uildig is occupid,dsigs ha promo iracio amog ighors,walkal aras ad good maiac will lssvadalism (Planning & Design: AA2Design or Walking and Bicyclingand AA5Outdoor Gathering Places).

B

Dsigig wih oh huma iracio ad sai mid improvs quali o li or rsids adighorig commuiis. CPteD courags ighorliracio, ca dr crim, ad ma rduc privascuri ad pulic law orcm coss.

Drrig vadalism rsuls i clar, sarcommuiis ad rducs uildig rpair admaiac coss. Quick rspos o icids willicras rsids moral ad discourag uurvadalism.

appco




Applical o ma rro projcs ad all wcosrucio projcs, spciall i crim-pro aras.

dg d

PrOteCt tHe COnstruCtiOn site

earl ivolvm o h commui wih h projcca hlp proc agais grai, h, rspassig advadalism o h cosrucio si. nighors adcommui groups wih a sak i h dvlopm armor likl o pa aio o aciviis o h si.

nglcd aras ivi disrspc ad crim mor hacla, wll-dd spacs. Rgularl cla jo sis adprovid adqua phsical arrirs aroud vadalism-pro aras such as ack walls ad allwas.

this jo si was o vadalizd, u i looks as i hough i could hav

. A cla ad wll-maiaid si ad uildig discourags vadals.

KeMA

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u phoocoo o o cc ghg.I commo aras, phoocorols hlp sur rg

savigs kpig lcric lighs o or dimmd whhr is adqua daligh.

ig cc ghg g wh ghg. Aspar o a igrad dsig approach, cosidr hlcric lighig dsig i cojucio wih dalighigo avoid ucssar lcrical coguraios.

Co b mc (vt) wh cgwow. Vt is h amou o ligh passig hroughh glass; highr Vt valus allow i mor ligh. or

dalighig sraio i oh w cosrucio adrro projcs, maximiz Vt whil also choosig hU-acor ad SHGC ha ar suial or h climaad h sraios oriaio (Structure: D8WindowReplacement).

natural ventilatiOn

Makig aural vilaio work wll rquirs caruladhrc o uildig scic pricipls ad closigraio wih h ir dsig am. Hr ar som

gral sragis:

az coo. bor drmiig uildigplacm ad oriaio, chck local wahrsaio daa or wid spds ad dircio. Cosidrsig up a osi moiorig ssm i wids smparicularl srog.

s bg o k g o pg w. tro si h uildig so ha osacls such as ohr

srucurs do o lock summr wids ad o akadvaag o prvailig wids ad prssur dircs.Also, uildigs ad ladscapig ca dsigd adorid o hlp dfc cold wir wids.

dg o co o. Dsig widows o cachprvailig rzs. Idall, ach room would hava opral widow o a las wo walls o haccross vilaio. or suci airfow, hr ds o a prssur dirc w h il ad oulopigs. Crai widow sls, such as casmwidows, ar mor suid o cross vilaio caush hav a largr opig ara ha widows suchas slidrs.

dg o ck o. High opral widows,sklighs or cupolas comid wih low opralwidows ca cra a sack c. Risig ho airxhauss a h highr opigs, drawig i coolr airhrough h lowr opigs.

Co fow wh h . Opigs wrooms, such as rasom widows, grills or op foorplas, acilia air fow hrough h ui. I possil,dsig doul-aspc uis ha provid vilaioad daligh rom a las wo sids.

tk o cco c o coc.Widow opigs should opral scur so

popl l sa lavig widows op wh a hom.Som widow mauacurrs iclud small opralvs i h widow rams o provid rsh oudoorair wihou havig o op h widow. Durig dsig,idi ighorig sourcs o ois ad dus adamp o rduc hos cs hrough h uildigsplacm, dsig ad ladscapig.

Coo h comg . Cosidr plaig shad rso h uildigs widward sid o lowr h airmpraur o ifowig air. A od o war o huildigs widward sid ca also cool h ifowigair hrough vaporaiv coolig.

ig o wh p o g ghg. naural vilaio ca usda igh o dissipa ha sord i hrmal massad cool h uildig. Look or opporuiis ohav opigs srv mulipl purpossvilaio,dalighig, viws, passiv solar dsigu carullvalua coficig prioriis.

Co cg . I aural vilaio o isow will o provid adqua comor o mos das,cosidr supplmig i wih cilig as (Systems:H3Advanced Ventilation Practices).

Housig or sior ciizs ad ohrs whoar paricularl vulral o h cs oprologd ha ma d o quippd

wih som mchaical coolig o sur sa

durig ha wavs.

Co Coo

Caliorias buildig erg ecic Sadards (til24) is limid i is aili o accou or passiv solarhaig. Cod rquirs ha all uildigs hav som ormo mchaical haig. A crdi is availal or hrmalmass; cosul a til 24 xpr or iormaio.

I low-ris rsidial uildigs, aural vilaio

alo is o adqua o m h rquirms o AnSI/ASHRAe Sadard 62.2 as rquird til 242008.Mchaical vilaio i h orm o a coiuallopraig or dmad-corolld xhaus or suppl a isrquird. or high-ris rsidial uildigs, h dsigmus sur ha suci rsh air is supplid, uaural vilaio ma all ha is rquird. (For moreinormation, see Systems: H3Advanced Ventilation Practices; or code

issues related to windows, see Structure: D8Window Replacement.)

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Rsids ma rom rducd haig ad cooligills ad r idoor viromal quali. tachrsids aou h sragis usd so ha h douiioall circumv h dsig. A hrow rug, orxampl, will rduc a mass foors aili o sor ha.

Co Co ec

Beneit

COst

th sragis i his masur maicras dsig im. Passiv solardsig ma icras marial coss or

ims such as shadig dvics or xra cocr or drwallor hrmal mass. Howvr, passiv dsig sragis arproal h s wa o rduc rs coss associadwih ssm sizig (Systems: H0Heating Equipment)adprovid ogoig savigs hroughou h uildigs li.

A asic lvl o dalighig ad aural vilaioca usuall providd or o icras ovr sadardcosrucio coss. Sklighs, clrsoris, all widows,cupolas, dp ovrhags, awigs ad ohr osadard

dsig aurs ma icras coss. Sragis morcommo i oc uildigs, such as ligh shlvs,auomaic lighig corols ad spcializd glazig, casigical icras coss.

roc

Co comp provid rsourcs orpassiv ssms dsig, icludig modlig ools, solarcalculaors ad clima daa. Chck wih our uili.

G aob Hog Coo has acshs o passiv solar dsig ad dalighig or

aordal housig: www.graordalhousig.org

no Ocogphc amophcamo (nOAA) has clima daa icludigdsig mpraurs, dgr-da avrags, ad mor:www.oaa.gov

no rwb eg lboo provids solar

isolaio valus:www.rl.gov/rrdc

u.s. dpm o eg ors passiv solar addalighig udamals:www.r.rg.gov/uildigs/io

r C s

Carm Avu, p. 230

Crossroads, p. 234


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to acilia uur disassml or adapaio,icorpora cocor ssms such as ols ad scrws

rahr ha ails. nails ar mor dicul o rmovad dgrad h marial, prvig uur rus. Iaddiio, allowig h cocor ssm o visilrahr ha cocalig h ssm hid walls, uurmodicaios o h srucur will mor raspar ooccupas.

Dimsioal plaig is o wa o kp opios opor uur uild-ou ad xpasio. buildigs haar cosrucd o 2- or 4-oo moduls ca morasil adapd, wih lss was rom dmoliio adriorcm.

ramig par o h roo covioall isad o usigpra russs ca allow or xpasio io h aic.

Cosolida uiliis i chass ad loca spacsrquirig uiliis (such as kichs ad ahs) aroudhs aras. Craig a cralizd ad lvad uiliracwa will allow wirig ad cals o updadwihou acig h wall srucur. this chiqu

also miimizs h amou o drillig hrough sudso accommoda wirig, hus prsrvig h suds ordisassml ad uur rus.

Co Coo

Cosidr possil scarios ha could ac occupacor spac usag i h ar uur, icludig priodic cior cou gral pla amdms ad local housigrgulaios. Also, look a zoig populaio projcios,

plad rsidial dvlopm ad ohr dmographicidicaors ha idi uur growh pars, ordcidig o uur adapaio goals.

th Amricas wih Disailiis Ac, h air HousigAc ad h Calioria buildig Cod guid accssiilirquirms or muliamil dvlopms. exdigcod-complia dsig sragis o mor aras harquird dos o ac cod compliac.

adaPtive desiGn

Adapiv dsig rrs o dsigig a uildig so ha

as i ags, i ca radil accommoda chologupgrads, chags i us ad ohr modicaios hama or ma o ors. Sigica alraios mighiclud addiios o projcs, such as a scod phas ocosrucio or addiioal uis. I cass whr uurdvlopm o h si ma occur, cosidr clusriguildigs ad ocus o uildig upward isad o ouward.buildig up rahr ha ou savs rg ad uildigmarials; i also rducs h iiial dvlopm oopri,which ma allow or uur xpasio.

I a projc icluds rail or commrcial spac,aicipa ha h us ma chag. Kp foor plasop, rduc arig walls o allow or mor fxiili,ad limia awkward spacs ha could o radil covrd o rsidial us lar. Also cosidr hrvrs: Rsidial uis ma vuall covrd ocommrcial us.

I liv/work uis ha srv oh rsidial adcommrcial purposs, iclud a las o ddicad

rac o h commrcial zo ha is o hrac picall usd or rsidial accss. this hlpssur ha h uis ca ull ucioal as oh acommrcial ad rsidial spac.

I all adapiv dsigs, h aili o prsrv ishswhvr possil is dsiral. Slcig dural,dachal, log-lasig marials will rduc was adrplacm coss.

Ampl sorag ad a op foor pla allow or fxil us o hissudio ui.

fIRStCOMMUnItyHOUSInG

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Measure aa9

aOrdaBilityP


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B Hog th i sb

aob now o h log tm

Key Beneits


Si/Commui O&M



NEW: N/A

OLD: N/A

rcommo

deae some or all o a evelopmens uns o

househols makng 80% or less o he area mean

nome (AMi). Ensure ha some o hose uns have

mulple berooms or larger amles.

dcpo

Whil ma Caliorias l h pich o scalaighousig prics, popl wih low icoms (gralldd as 80% or lss ha h AMI) ar paricularlhard hi h sas aordal housig crisis. Highrs ad morgags ar h ol hurdl. or poplo al o aord o liv i hir homs, h da-o-da

coss o uiliis, maiac ad rasporaio mus maagal.

Lack o aordal housig acs h commui advirom i mriad was. or xampl, i popl caaord o liv i h commui whr h work, hma hav o choic u o dur log commus, o car. Commuig coss rod prsoal icom, hourssp commuig ak awa rom im sp wih amil,rids ad ighors, ad commuig car corius

o rac cogsio, air polluio ad gloal warmig.to susaial i coomic, social ad viromalrms, housig ds o uil wll, aordal odaad ovr h log rm, sid clos o rasi adighorhood srvics, ad locad i h commuiiswhr popl work. to achiv his lvl o susaiaili,ma dvloprs o aordal housig across h sarom Haia or Humai alias o local commuidvlopm corporaiosar mracig gr uildig.

Gr uildig improvs h quali o aordalhousig, rducig h liklihood ha susadardhousig will coriu o poor halh rom mold, ladpoisoig, VOCs or ohr coamias (see Finishes &

Furnishings). Good acousics (Structure: C1)ad good qualidalighig (Planning & Design: AA7)ad lcric lighig

(Finishes & Furnishings: M4)ma rduc srss ad improvquali o li. nighorhoods dsigd or sa walkigad icclig ad cogial socializig (Planning & Design:AA2 and AA5)courag halhir lisls ad srogrcommui ods.

B

Gr uildig sragis improv h quali oaordal housig, mak i mor rg ci ad

mor dural, ad rduc gloal warmig impacs.Dvlopr/owrs rom lowr opraigcoss, rducd risk o liaili claims rlad o oxiccoamias i or aroud h uildig, ad rcommui rlaios i h local jurisdicio. Dvlopr/owrs who mrac gr uildig ma also hav aadvaag i h compiiv procss o applig or low-icom housig ax crdis.

Gr aordal housig has impora pulic s.

I mphasizs duraili, which xds h li o hxisig housig sock ad rducs coss compard ohavig o uild w housig. Ad i ca rduc axparsdollars sp o uiliis: ach ar, accordig o GloalGr, pulic housig auhoriis spd mor ha $1illio o uiliis i h Uid Sas. Gr aurssuch as r idoor air quali ad sa, walkalcommuiis ma rduc pulic coss or halhcar.

Gr aordal housig improvs quali o li or h

commui a larg i ma was. ths iclud makigi asir or popl o spd hir icom locall rahrha o housig ad rasporaio coss, rducigcommu ims so ha popl ca spd mor im wihamil ad i h ighorhood, cosrvig war, adrducig polluio ad grhous gas missios.

appco




Ddica all or som o h uis i a muliamildvlopm o housholds makig 80% or lss o AMI.esur ha som o hos uis hav mulipl drooms.Chck wih local jurisdicios or spcic rquirms.

dg d

Ivolv h local commui arl i h plaigprocss o gai suppor or h projc ad idi wasi which h projc ca hlp m local ds, suchas providig oudoor commui spacs (Planning &Design: AA5), uildig spac o accommoda ighorhood

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srvics i a mixd us uildig (Pl i & D i AA4) Gr uildig sragis ha icras rg cic

Pl


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srvics i a mixd-us uildig (Planning & Design: AA4),providig araciv ad rsourc-cosrvig ladscapig(Site: B1)

ad ohr amiis.Dsigig homs ha ar smallr ha avrag sillucio wll is a k aordaili srag. Smallrhoms d o cos lss o u or r ad o liv iovr h log rm. buildig smallr homs, howvr,should o prclud providig mulipl droomso accommoda largr amilis. I ura aras iparicular, h scarci o aordal housig uis wihmulipl drooms cras a hardship or ma amiliswih low icoms. Aordal housig should alsoicorpora uivrsal dsig sragis so ha poplca sa i hir homs as h ag or hir phsicalailiis chag (Planning & Design: AA8Adaptable Buildings).

or housig o rul aordal, i ds o locadwihi as walkig disac o pulic rasi adighorhood srvics (Planning & Design: AA1Infll Sites andAA3Alternative Transportation).

Lik all housig, aordal housig should auiul

ad should osr a ss o prid ad commui amogrsids ad ighors (see Planning & Design measures).

Co Coo

Som jurisdicios acivl suppor gr aordalhousig ad v or icivs o gr dvloprs,such as xpdid prmi approvals. bu dspih urg d or mor aordal housig, o allcommuiis courag i wihi hir ordrs. Gr

aordal housig dvloprs ca gai suppor romcommui mmrs, ladrs ad ocials ariculaigh s o uildig gr, o jus or h rsidsu or h virom ad h commui a larg.

Coo o r

Rducd uili ad maiac coss mak hhoms mor aordal

2008 Multifamily Guide

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