Region 10 Go green Green Operations and Maintenance Low

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

Agenda 1. 2. How to Make Housing Sustainable Green O&M Overview 3. Assessing Building Opportunities • Building Exterior and Site • Water Efficiency • Energy & Atmosphere • Materials and Resources • Indoor Environmental Quality 4. Case Studies

How to Make Housing Sustainable

The “Triple Bottom Line” society economy ecology

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 http: //www. hermanmiller. com/hm/content/research_summaries/pdfs/wp_Measures_of_Success. pdf

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

Where to start? ! 6 NINJAPOODLES

Your housing: How sustainable is it?

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

Establish Green Teams

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 10

Characteristics of a Successful Green Team » Leadership buy-in and support » Education ― Technical ― Strategy » Communication channels » Accountability » Urgency » Resources » Structure 11

Policies, Plans, Programs quinn. anya

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.

Operations Assessment Recommended Policies: 1. Water Efficiency Economic Assessment 2. Environmentally Preferable Purchasing 3. Solid Waste Management 4. Environmental Tobacco Smoke Control 5. Green Cleaning

Operations Assessment Recommended Plans/Programs: 1. Building Exterior and Hardscape Management 2. Integrated Pest Management (indoor/outdoor) 3. Erosion Control 4. Landscape Management 5. Stormwater Management 6. IAQ Management 7. High Performance Green Cleaning 8. Refrigerant Management 9. Alternative Transportation

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

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

Sustainable Sites: Issues Low-impact Site Management Stormwater Management Transportation Management Heat Island Reduction Landscaping Light Pollution c 8

Best Practices Site Design Sustainable Management Plan » Green operations policy » Site & building maintenance » Buildings & hardscapes » Landscaping, composting, fertilizer use » Integrated pest management

Best Practices Stormwater Management Curtail: Minimize impervious hardscape » Pervious paving » Open grid paving

Best Practices Stormwater Management Control: stormwater » Filter Strips » Bioswales » Detention/Retention Areas

Best Practices Stormwater Management Control: stormwater » Green roofs also known as: • “Ecoroof” • “Eco-roof” • “Vegetated roof” • “Living roof” » Reduce runoff » Treat stormwater

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

Water Efficiency: Core Issues Plumbing Fixtures & Fittings Water Use Measurement p 1 c 2 c 3 Water Efficient Landscaping c 4

Plumbing Fixtures & Fittings

Energy & Atmosphere Performance is paramount

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

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/sectormeeting/4 bi_officebuilding. pdf

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/

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/

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

Materials Flow Policies INPUTS OUTPUTS Purchasing Policies Waste Management Policies p 1 p 2 c 1 c 2 c 3 c 4 c 5 c 6 c 7 c 8 c 9

Indoor Environmental Quality of environment, quality of life

Indoor Environmental Quality: Issues Outdoor Air Delivery & Monitoring Occupant Comfort IAQ Best Management Practices Green Cleaning p 1 p 2 p 3 c 1 c 2 c 3

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? » CO 2 sensors in units?

Green Cleaning Collin Anderson

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

Cost Considerations

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

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

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

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.

Case Examples 43

The Ramona LEED Gold Certified » School and community center on ground floor » Solar hot water produce 50% of hot water for building » 30 k. Wh PV array produce electricity to run elevators and hallway lights » Eco-roof: Ramona’s roof is covered with soil, sedums and succulents » Infiltration swale 44

Bud Clark Commons LEED Platinum Certified » 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 45

The Watershed at Hillside The Watershed at LEED Silver Certified. 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 46

Miracles Club Apartments The Miracles Club Pursuing LEED Gold » 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 47

Thank you. Elaine Aye, LEED AP ID+C, O+M, IIDA Principal elaine@greenbuildingservices. com 503. 467. 4715

Questions? 49