Code and RegulatoRy BaRRieRs to the living Building Challenge foR sustainaBle, affoRdaBle, Residential development
RepoRt #1: findings
PREPAREDFOR: PREPAREDBY:
CITYOFVANCOUVER,WA CASCADIAREGION CLARKCOUNTY,WA GREENBUILDINGCOUNCIL
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 118November2008
taBle of Contents
i. intRoduCtion .............................................................................................................3Goals...........................................................................................................................................................3Participants................................................................................................................................................4
ii. oveRvieW of the living Building Challenge .....................................................6ShadesofGreen.........................................................................................................................................7
iii. pRoCess.....................................................................................................................8SelectionofCaseStudies..........................................................................................................................8ApplyingAffordableDesignConcepts...................................................................................................... 10LandUse&DevelopmentCodeAnalysis................................................................................................. 10BuildingCodeAnalysis............................................................................................................................. 11
iv. findings ..................................................................................................................12LandUseandDevelopmentCodeBarriers............................................................................................. 12BuildingCodeBarriers............................................................................................................................ 14BarrierstoNetZeroWater..................................................................................................................... 15AffordabilityBarriers............................................................................................................................... 19InstitutionalBarriers............................................................................................................................... 19
v. otheR effoRts undeRWay ....................................................................................21ICC700-2008NationalGreenBuildingStandards.................................................................................. 21ASHRAE/USGBC/IESNA189.1StandardforHighPerformanceGreenBuildings.................................. 21
vi. neXt steps ..............................................................................................................22
appendiX a: land use and development Code BaRRieRs matRiX ......................23CityofVancouverCompiledCaseStudyFeedback........................................................................23ClarkCountyCompiledCaseStudyFeedback........................................................................................ 25
appendiX B: Building Codes BaRRieRs matRiX .......................................................31
appendiX C: lBC oveRlay site designs foR siX Case study pRojeCts ................41LopezCommunityLandTrustZeroNetEnergyProject.......................................................................... 41CascadeBuiltDuplex............................................................................................................................... 46PattonParkApartments.......................................................................................................................... 49CorvallisCo-Housing............................................................................................................................... 53Molnick(WestHill)Cottages.................................................................................................................... 57PringleCreekCommunity........................................................................................................................ 60
appendiX d: Compendium of speCifiCations on lBC oveRlay designs .............641A: Sun-Mar Composting Toilet Product Specification........................................................................... 641B: Phoenix Composting Toilet Product Specification............................................................................ 652A: Geoflow Subsurface Drip System Manufacturers Literature............................................................ 693A1: Premier Tanks Rainwater Harvesting Cistern Product Specification............................................. 733A2: SCAFCO Water Storage Product Specification................................................................................ 743B1: Goulds Pump Product Specification................................................................................................ 773C1: Photograph of Rainwater Cartridge Filters..................................................................................... 813F1:PhotographofUVDisinfection......................................................................................................... 813C2: Hayward Rainwater Sand Filter Product Specification................................................................... 823G: Schematic of Typical Single Home Scale Rainwater Harvesting System......................................... 844A:MembraneBioreactorSystem........................................................................................................... 854B:ReverseOsmosisSystem.................................................................................................................. 88
2 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 318November2008
i. intRoduCtion
goals
Greenbuildingisgainingmomentumbothlocallyandnationally.Asmorebuildinganddevelopmentprojects strive to meet stringent sustainability goals such as increased water efficiency, use of renewable energy, and less toxic alternatives to conventional building materials, the more challenging it can become for these project to navigate their way through the current regulatory system.
ThegoalofthisprojectistoevaluateCityofVancouverandClarkCountyregulationsandcodestoidentifyandaddressbarrierstosustainable,affordable,residentialdevelopment(SARD).TheprojectisfundedthroughtheWashingtonStateDepartmentofCommunity,TradeandEconomicDevelopment. By assessing code and regulatory barriers across the two jurisdictions, Vancouver andClarkCountycanleverageeffortstoidentifybarriers,assesssolutions,andharmonizeoutcomes so that innovative green projects are not only allowed but encouraged within each jurisdiction.
The City of Vancouver, on behalf of itself and Clark County, has contracted with the Cascadia RegionGreenBuildingCounciltofacilitateandcarryoutthecodestudy.Cascadia’sLivingBuildingChallengeisusedasthebenchmarkperformancestandardforanalyzingcodeandregulatoryobstacles.TheLivingBuildingChallengerepresentsthemoststringentstandardestablishedforgreenbuildingprojectsacrossthecountry.
This report identifies sustainable design strategies for various types of residential development projects and highlights the obstacles project teams may encounter when seeking approval for a Living Building project. The focus for this study is specifically on affordable housing development. Byconcentratingondesignsandbuildingsystemsappropriateforaffordablehousingprojects,this study seeks to help eliminate the barriers that currently exist within codes and regulations for projectsseekingtopushbeyondminimumrequirements.Theintentofthisstudyisnottomakerecommendationsforraisingthecode-minimumlevelofperformanceforallbuildingprojects,butrathertoaddresstheobstaclesthatmayexistforaffordablehousingprojectteamsinterestedinpursuingthehighestlevelofsustainabilityfortheirprojects.
This report summarizes the process and findings of Tasks 1 and 2 under the Sustainable, Affordable, Residential Development contract between the City of Vancouver and Cascadia.
4 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
paRtiCipants
City of vancouver
The City of Vancouver manages the SARD contract and is the primary coordinator between the City, County, Vancouver Housing Authority and Cascadia. Staff from Development Review, Public Works, CommunityPlanning,Parks,Fire,andTransportationdepartmentsparticipatedinevaluatingtheCity’scodesandregulationstoidentifybarrierstotheLivingBuildingChallenge.
planning Review
ChadEiken
Building Official
CindyMeyer
sustainabilityMikePiper
City engineerVicErlich
environmentalMarianLahav
CdBgPeggy
Sheehan
urban forestry
CharlesRay
ConcurrencyAhmad
Qayoumi
stormwater engineering
AnnetteGriffy
Water engineeringTomBoyer
sewer engineeringDonSkaggs
development Review
DavidScott
public Works
BrianCarlson
Community planning
LauraHudson
transport.Thayer
Rorabaugh
fireJim Crawford
parksVacant
City manager
PatMcDonnell
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 518November2008
Clark County
StafffromClarkCounty’sCommunityDevelopment,PublicWorks,PublicHealthandCommunityPlanning departments were active participants in evaluating the County’s codes and regulations to identifybarrierstotheLivingBuildingChallenge.
vancouver housing authority
StafffromtheVancouverHousingAuthorityprovidedfeedbackontheopportunitiesandchallengesfacedbyaffordablehousingprojectsrelatedtogreenbuilding.
Cascadia Region green Building Council
Cascadiaistheprimaryconsultantfortheproject, managing the flow of work under the SARDcontractandprovidingexpertiseontherequirementsoftheLivingBuildingChallenge.Cascadia has subcontracted with Mithun and SERAArchitectstoprovidetechnicaldesignexpertiseandcodeanalysisresearch.
fire marshalJon Dunaway
development services
MikeButts
Building Official
JimMuir
engineering services
SueStepan
sustainabilityPeteDubois
ConcurrencySteveSchultz
environmentalGordyEuler
Community developmentMartySnell
public Works
PeteCapell
public health
JohnWeisman
Community planning
OliverOrjiako
Resource protection
TomGonzales
County administrator
BillBarron
vancouver housing
authority
development director
DianeStites
CeoJason
McLennan
Research director
KatieSpataro
subconsultantChrisWebb,
Mithun
subconsultantLisaPetterson,SERAArchitects
6 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
ii. oveRvieW of the living Building Challenge
Conventional building and development practices can pose significant impacts on our natural resourcesandonglobalclimatechange.AccordingtotheU.S.GreenBuildingCouncil,buildingsintheU.S.aloneaccountfor:
72%ofelectricityconsumption,
39%ofenergyuse,
38%ofallcarbondioxide(CO2)emissions,
40% of raw materials use,
30% of waste output (136 million tons annually), and
4% of potable water consumption.
Overthelast10-15years,anumberofprograms,standards,andpolicieshaveemergedinresponseto the growing awareness and concerns of these serious impacts. Most prevalent has been the U.S. GreenBuildingCouncil’sLeadershipinEnergyandEnvironmentalDesign(LEED)RatingSystemswhich establish tiered levels of benchmarks for minimizing the negative environmental impacts of buildings. As of November 2008, over 2,020 building and development projects have been certified under the LEED Rating Systems, with more than 15,600 projects pending certification.1
The growing market demand for certified green buildings and the need for ever-evolving standards forthedesignandconstructionofthesebuildingshasresultedintheevolutionoftheLivingBuilding Challenge (LBC). The Living Building Challenge was developed by the Cascadia Region GreenBuildingCounciltoinspirehigherlevelsofsustainabilityinthebuiltenvironment.TheLBCprovidesbenchmarksforprojectteamsseekingtomovebeyondthelevelsoftheLEEDRatingSystems into a region-specific, performance-based, post-occupancy evaluation of a project’s sustainabilityefforts.
The Living Building Challenge was established to purposely push the envelope on the current level of green building practices while acknowledging current market conditions and realities. Inthecontinuumofbuildingpracticesthatextendfromcode-compliancetothoseoftheLivingBuilding Challenge and beyond, the ultimate goal moves towards greater restorative designs and systems that provide more benefit than harm across the spectrum of their impacts. Mainstream greenbuildingsareintendedtohelpminimizenegativeimpactsonbuildingsites,optimizebuilding performance to increase energy, water and resource efficiencies, and improve indoor environmental quality. By contrast, restorative or regenerative systems work towards improving the ability of a whole system to continually co-evolve toward greater health, vitality, and integrity.2
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1GreenBuildingbytheNumbers.USGBC.November2008.
2CodeandRegulatoryBarrierstotheLivingBuildingChallengeReport.DavidEisenberg,etal.2008.
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 718November2008
The LBC was chosen as the benchmark performance standard in this study because of its focus onasetofstandardsthatrepresentthenextevolutionofgreenbuildingpractices.TheLivingBuilding Challenge is comprised of sixteen prerequisites within six performance areas: Site, Energy,Materials,Water,IndoorQuality,andBeautyandInspiration.ForaprojecttoearntheLivingBuilding designation, all prerequisites must be met. LBC projects harvest and store their own water and generate their own energy on a net annual basis. They are built from regionally-sourced, responsibly-harvestedbuildingmaterialsfreefrompersistenttoxicchemicals.Theyarebuiltonpreviouslydevelopedsites,offsetthenegativeenvironmentalimpactsoftheirdevelopment,andsupporthealthyindoorenvironmentsforallbuildingoccupants.
WherecurrentbuildingcodesandregulationsposebarrierstotheLBCprerequisites,Cascadia’sgoal is to identify those barriers and work with a community of leaders towards solutions and incentives. It is recognized that not every project will be able to meet the LBC prerequisites and that every project will need to assess the level of scale at which accomplishing the goals of the LBC makes the most sense. For instance in dense urban locations, water, wastewater, and energy systems may be more beneficially accomplished on a neighborhood or district scale than on an individual site scale. Similarly, affordable housing projects may find that implementing LBC strategies on a community-wide scale is more cost-effective. For example, a 100-unit housing development may collect and treat its wastewater through one centrally-located onsite treatment systemratherthanahundredindividualonsitetreatmentsystemsforeachhouse.Wherepublicorprivate utilities provide energy and water systems from low-impact, clean technology, LBC projects mayopttoconnecttotheseutilitiesratherthanprovideindividualonsitesystems.Atanyscale,theintentoftheLBCistorecognizethatthoseinvolvedinthedesign,constructionandoperationofbuildingshavearesponsibilityforaddressingseriousenvironmentalimpacts,suchasnaturalresource depletion and climate change, beyond what is required by current regulations, and to provide project teams with a tangible set of standards for accomplishing this goal.
TYPICAL “CODE”
ECOLOGICAL FOOTPRINT
BUILDINGSBETTER BUILDINGPRACTICES
HIGH PERFORMANCEGREEN BUILDINGS
PURSUINGSUSTAINABILITY
RESTORATIVEBUILDINGS
Current Technologiesand Services
New Technologiesand Services
LEED GoldLCC 700 GoldBuilt Green 4 star
TheNatural Step
Other
“NET ZERO” “2030”
StandardsThe LivingBuilding Challenge
LEED CertifiedLCC 700 Bronze
Built Green 3 star
Built Green 2 star
LEED SilverLCC 700 Silver
LEED PlatinumLCC 700 EmeraldBuilt Green 5 star
SHADES of GREENshades of gReen
The diagram below shows the incremental shift from typical code buildings to those approaching restorativegoals.
ImagecourtesyofSERAArchitects
8 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
iii. pRoCess
The types of codes that were analyzed as part of this project included both land use and development codes in addition to a suite of building codes. Separate processes were used to analyze these two different types of codes, as described below.
seleCtion of Case studies
Inordertoassesscodeandregulatorybarrierstosustainable,affordable,residentialdevelopment,Cascadia identified 10 residential projects from across the region as potential case studies. These ten projects, some of which were completed and occupied and others that were still under construction,representedthebestexamplesofinnovativegreendesignacrossaspectrumofdifferentprojecttypes-fromasmallduplexprojectonanurbansiteinSeattle,WA,toa175-unitmasterplanneddevelopmentinSalem,OR.Byselectingprojectsthathadalreadygonethroughpermit review in the jurisdiction where they are located, the potential case studies were likely to represent project examples that the market would be likely to support.
Vancouver and Clark County reviewed the potential case study list and selected the following six projectstoincludeinthecodestudy:
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 918November2008
project name architect
permitting jurisdiction Zoning
# of units description
MolnickCottages
LivingShelterDesign
KingCounty,WA
SingleFamilyResidential
11singlefamilyhousesusingcottagedensitybonus
Existingsinglefamilyhouseonalotzonedfor6residentialunits.ThedeveloperusedKingCounty’sCottageHousingDensityBonustosubdivideinto11lots.Thesuperinsulatedhousesfeaturesmallfootprints,passivesolardesign,andhealthyindoorenvironments.Thisprojecttypeprovidesareplicableexampleofincreaseddensityforsinglefamilyhousinginbothsuburbanandurbanlocationstargetedtobe affordable to first time home buyers. The project is currently in the final stages of permitting and is targeting Built Green* 4-star certification.
CascadeBuiltDuplex
OPADesign Seattle,WA Multifamily:Duplex
2AttachedUnits
ALEEDforHomes**PilotProject,thisprojectincludes2unitsonasmallurbansiteformerlyoccupiedbyonesinglefamilyhome.Greenfeaturesincludeuseofadvanced stick framing and structural insulated roof panels, rainwater detention planters,andperviousparkingsurfaces.TheprojectcompletedconstructioninSpringof2008.
PattonParkApartments
SERAArchitects
Portland,OR Mixed-Use 54Apartments
ThePattonParkprojectisanaffordableandtransitorienteddevelopmentconsistingof54apartmentspricedtoservefamiliesearning60%orlessofthemedianfamilyincomeinPortland.Theprojectincludes4,500squarefeetofcommercial space at street level, with four floors of apartments above. The variety ofunittypesrangefromstudiostofamily-sized3-bedroomapartments.Theproject is currently under construction planned for completion in the winter of 2008/9.
LopezIslandZeroNetEnergyProject
Mithun SanJuanCounty,WA
RuralResidential
10SingleFamilyHousesand2RentalUnits
The Lopez Community Land Trust is finishing construction on this 10-unit mixed-income,rural,zero-netenergyprojectlocatedona7-acreparcelonLopezIsland.The homes will be affordable for low- and middle- income families. The homes promote energy and water independence while preserving the rural character and ecological diversity of the site. Low Impact Development practices include rain gardens in parking areas, reduced impervious surfaces, and rainwater harvesting for clothes washing, toilet flushing, and irrigation. The small footprint homes range from 740 – 890 square feet. Zero-net energy strategies include installing a wind generatorandsolarcollectorstoproduceon-siteenergyandusingasolarhotwater pre-heat system.
CorvallisCo-Housing
SERAArchitects
Corvallis,OR Multifamily:Townhomes andStackedFlats
34Units TheCorvallisCohousingprojectisacompleted34-unithousingprojectincludinga3,200sq.ft.commonsbuilding,8privategaragesandabikebarn.Unittypesinclude two-story townhouses and two-level stacked flats that vary between 850 - 1425 sq. ft. The community was designed in connection with Willamette Neighborhood Housing Services to be affordable for persons with incomes 80%orlessofthemedianfamilyincome.Theprojectoffersanalternativetothe traditional subdivision with an emphasis on pedestrian circulation and cycling rather than the automobile. Green features include onsite stormwater management through swales and ponds, and separate piping for future graywater reuse.Thecommunityestablishedagoalofeventualzeronetenergyuse,reinvesting savings from energy efficiency measures back into photovoltaic and solarthermalsystems.Buildingsaredesignedfora50%reductioninenergyuserelativetotheOregonEnergycode.
PringleCreekCommunity
OpsisArchitecture
Salem,OR MasterPlannedCommunity
175unitsinPhase1
Pringle Creek is a 32-acre sub-division development designed with principles ofconservation,restoration,communityconnectivity,andgreenbuildinginmind.Phase1includes175marketratehousinglotscurrentlyforsaleorunderconstruction. When completed, the Pringle Creek Community will feature walkable neighborhoods, a meandering creek and wetlands, a community plaza ofpreservedandre-purposedhistoricalbuildings,communitygardensandopengreenspace.Housingtypesincludedetachedsinglefamily,smallcottagehousing,row houses, live work studio lofts, and attached multifamily units. The project includes restoration of the creek and wetlands (nearly 15% of site) and restores the bordering riparian zone. Over 1/3 of site will be dedicated to community open space (parks, trail system, gardens) and natural green space (creek, wetlands, existing trees). A ““Zero-Impact” stormwater design eliminates impact to the watershed using street and path infiltration swales, rainwater harvesting and storage, and improved interflow movement to creek. Some of the single-family homesareplannedfornetzeroenergyconsumption.
*BuiltGreenisalocalresidentialgreenbuildingprogramdevelopedbyHomeBuildersAssociationsandcommunitystakeholders,andisavailableinvariousareas throughout Washington State. Built Green programs use a checklist that offers builders a prescriptive menu of green building strategies with point values attributed to them. Projects earn a Built Green rating of one to five Stars based on the number of points achieved. Programs vary by location. For more information see www.builtgreenwashington.org.
**LEEDforHomesisanationalresidentialgreenbuildingprogramdevelopedbytheUSGreenBuildingCouncil.LEEDforHomesalsousesachecklistofprescriptive and performance strategies with point values attributed to them. Projects earn a LEED for Homes certification of Certified, Silver, Gold, or Platinum based on the number of points achieved. For more information see www.usgbc.org
10 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
applying affoRdaBle design ConCepts
Foreachofthesixprojects,CascadiaassessedpossibledesignstrategiestheprojectteamscouldhaveincorporatedtomeettherequirementsoftheLivingBuildingChallenge.Designstrategiesand systems were selected that are reasonably low-tech and readily available, such as design strategies and systems such as composting toilets, greywater drip irrigation systems, rainwater collection and filtration systems, and membrane bioreactors for handling wastewater onsite. These systems were favored over higher tech, newer or more experimental systems available in the marketplaceduetotheaccessibilityandfeasibilityforaffordablehousingprojectstoutilizethem.Cascadia then met with each project team and drafted site design concepts to facilitate the analysis of code obstacles during the review process. Site designs and systems for each of the six case study projectsdocumentingtheLivingBuildingdesignconceptsarelocatedinAppendixC&D.
land use & development Code analysis
City and County staff were charged with providing a thorough review of the case study projects against their land use and development codes in place in 2008. Cross-disciplinary review teams at both the City and County worked together to identifying sections of codes that might present obstacles to the potential development of these projects in their jurisdictions. Codes reviewed included:
Code descriptionvancouver municipal Code section Clark County Code section
Zoning VMCTitle20 CCCTitle40
LandDivisions VMC20.320 CCC40.540
PlannedUnitDevelopment VMC20.260 CCC40.520
SitePlan VMC20.270 CCC40.520
Grading VMC17.12 CCC14.07
ErosionControl VMC14.24 CCC40.380
Stormwater Management VMC14.25 CCC40.380
ParkingStandards VMC20.945 CCC40.340
StreetStandards VMCTitle11 CCC40.350
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 1118November2008
Building Code analysis
Simultaneously,CascadiaprovidedadetailedanalysisofthebuildingcodestoidentifysimilarobstaclesfacedbyprojectsinterestedinpursuingtheLivingBuildingChallenge.Priortocommencing this analysis, Cascadia met with building officials from both the City and County to agree upon applicable codes for review. The following codes were selected:
Code description
InternationalBuildingCode–2006Edition StandardsandAmendmentsWAC51-50
InternationalMechanicalCode–2006Edition StandardsandAmendmentsWAC51-52
InternationalFireCode–2006Edition StandardsandAmendmentsWAC51-54
UniformPlumbingCode–2006Edition StandardsandAmendments,WAC51-56,51-57
WashingtonStateEnergyCode–2006Edition WAC51-11
WashingtonStateVentilationandIndoorAirQualityCode–2006Edition
WAC51-13
The International Residential Code was not selected for review because it was anticipated that the same code-related obstacles would be found in the International Building Code, and that the International Building Code would likely contain additional barriers, specifically pertaining to townhome and stacked-flat construction.
In collaboration with Cascadia’s subconsultant, SERA Architects, a matrix of identified barriers was compiled(seeAppendixB).
12 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
iv. findings
land use and development Code BaRRieRs
Both the City and the County identified numerous land use and development code obstacles to the Living Building Challenge case study projects. A listing of the barriers identified, along with their correspondingcodesectionsandpotentialsolutions,isfoundinAppendixA.Forthepurposeofthisstudy, the following types of code barriers were identified by staff but were EXCLUDED from analysis:
Any code conflicts not associated with green building or the Living Building Challenge. For example, several case study project drawings did not show the appropriate number of fire hydrants required by city and county code. The number of hydrants required by code would have been included for an actual project and was therefore excluded from analysis.
Zoningissuessuchasdensityandusesubjecttointerpretationforeachcasestudyproject.Cityand County staff selected the most appropriate zoning classification within their jurisdictions from which to analyze and review each case study. Density and use variations between the selected city and county zoning requirements and the requirements of the jurisdiction where the project was actually permitted were not taken into consideration.
Issues that could be resolved by simple re-design. For example, where a stormwater infiltration feature encroached upon required setback areas, if the issue could be resolved by simply modifying the design to comply with the code requirement without encountering obstacles then these types of hurdles were excluded from analysis.
City and County regulations that posed more stringent requirements for wetland setbacks and protection of existing vegetation then the jurisdictions where the case study projects were permittedandapproved.
Becauseofthesimilaritiesinsystemsanalyzed,consistentbarriersaroseacrosseachofthesixcase study projects. The key barriers identified in the City and County’s land use and development codes are summarized below.
summaRy of Key findings
minimum parking RequirementsSeveral of the case study projects featured a reduction in onsite parking from what was required by code. This strategy is most applicable to dense urban areas where access to alternativetransportationmodesexists.WhiletheLivingBuildingChallengedoesnotestablishcriteria for minimizing parking on a project site, allowing reductions in required parking, inparticularsurfaceparking,canhelpfreeupareasforonsitesystemscommontoLBCprojects. Such systems include greywater drip irrigation and rainwater harvesting systems that assist with meeting the LBC net zero water goals. Additionally, minimizing parking reduces impervious surfaces and assists with managing stormwater through onsite infiltration.
Connection to public WaterConnection to the public water system is currently required for all potable and nonpotable water needs where municipal service is available. LBC projects seeking to provide all their water needs through captured rainwater or another closed-loop onsite system would require a public water waiver from the City or County in addition to a Water Adequacy Verification Evaluation(WAVE)andapprovalfromClarkCountyPublicHealth.Anyvariancestotheseregulations would also need to be coordinated with the departments or agencies providing water service (City of Vancouver and Clark Public Utilities).
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Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 1318November2008
Connection to public sewerConnection to the public sewer system is required within the urban growth area as a condition of building permit issuance. LBC projects seeking to handle all wastewater onsite would need to obtain a public sewer waiver from the City or County, in addition to a septic permit from Clark County Public Health. Any variances to these regulations would also need to be coordinated with sanitary sewer service purveyors (City of Vancouver and Clark Regional Wastewater District).
sewer service Charges Building customers are currently charged for public sewer service based on the building’s water usage. If an LBC project were not connected to the public sewer, under current regulations residents would still be charged for sewer service. Any revisions to these regulations to allow credit for not connecting to the sewer system would need to be coordinated with the public sewer providers.
setbacks for CisternsFor small urban lots, above-ground rainwater harvesting cisterns must meet property line setback requirements. On constrained sites, these setbacks could pose a barrier to LBC projects with above-ground cisterns in meeting their net zero water goals. Reducing setbacks for cisterns, within a certain height limit, can increase the onsite area available for rainwater collection systems.
stormwater BmpsBoth the City and County currently implement outdated stormwater codes. Efforts are underway in both jurisdictions to adopt the Washington State Department of Ecology 2005 Stormwater Manual which allows and provides credit for low impact development (LID) strategiesemployedonthebuildingsite.OpportunitiestoincreaserequirementsorincentivesforLIDpracticesevenfurthercouldbeexploredbyboththeCityandCountytooptimizeadoptionofstandardsthatmatchcurrentresearchandtechnologies.
driveway Width RequirementsClark County requires 12’ width for residential driveways. On small lots, minimizing impervious surfaces allows for more area available for onsite systems and stormwater mitigation similar to the parking issue described above. Opportunities to reduce typical width requirements coupled with incentives for using pervious pavements would help address this barrier.
Common areas Manyresidentialdevelopmentprojectsrequireonsitecommonareas,suchaspedestrian-orientedopenspaceforresidents.Onconstrainedsites,usingtheseopenspaceareasforgreywater subsurface systems or stormwater infiltration swales can assist LBC projects with meeting their net zero water and zero water discharge goals.
fire access Road WidthBoth the City and County codes require 20’ minimum width for fire access roads on the property. Assessing requirements of fire apparatuses may offer opportunities to reduce road widths, allowing additional area for onsite systems. Establishing an approved list of permeable pavement options for fire access roads can provide incentives for managing stormwater onsite.
alternative fuel storage WhiletheLivingBuildingChallengedoesnothaverequirementsforonsitestorageofalternativefuels,thisstudyconsideredplacingbiodieselandhydrogenstoragetanksontheprojectsiteforresident’svehicleuse.Currently,norequirementsforonsitestorageofthesefuels exist within the City and County codes. The development of standards or guidelines for alternativefuelstorageonaprojectsitecanaddressthisbarrier.
14 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
treatment of group a Water systemsFor one of the LBC case study projects a Group A water system was required based on the size oftheproject.ForGroupAsystems,theauthorityhavingjurisdictionistheWashingtonStateDepartment of Health (DOH) rather than Clark County Public Health. DOH does not allow point-of-use treatment systems, and chlorination is mandatory for all surface water systems. The LBC requires treatment without the use of chemicals.
Rural Cluster developmentClusterdevelopmentsgroupbuildingsandotherdisturbedareasoftheprojectsitesuchas roads, driveways, and walkways so that a larger portion of the site can be left as undisturbed open space. In Clark County, rural cluster developments are allowed only where environmental critical areas exist. Providing guidelines and incentives for this type of development in other areas, while preserving rural character, will help limit impact to wildlife and assist LBC projects with meeting their habitat exchange goals.
solar and Wind standardsCurrentlythelanduseanddevelopmentcodesdonotaddressonsiteenergysystemssuchasphotovoltaics and wind turbines, two systems likely to be proposed for projects seeking net zeroenergygoals.Commonissuesthatariseincludeheightrestrictionsforphotovoltaicpanelsmounted on roofs, and height and setback restrictions for onsite wind turbines. Additionally, thecodedoesnotcurrentlyaddresssolaraccess.Pilotprojectsandthedevelopmentofguidance documents for project teams seeking to design solar and wind systems into their projects could help establish new standards.
light pollution standardsThe path to net zero energy requires that design teams address energy efficiency throughout all aspects of the project. Over-lighting or improper lighting of a project site can waste large quantitiesofenergyandcontributetolightpollution.Currentlythelanduseanddevelopmentcodesdonotaddresslightpollution.Developingstandardsforsitelightingthatestablishlimitsonlightintensities,requireautomaticcontrolstoeliminatelightingduringdaytimehours,andeliminating unnecessary lighting at night while still maintaining safety and security can help address light pollution while also increasing energy efficiency.
Building Code BaRRieRs
A thorough review of the 2006 International Codes (Building, Mechanical, and Fire) as well as theUniformPlumbingCodesandtheWashingtonStateEnergyandVentilationCodesresultedinidentification of fifty possible code obstacles Living Building projects may encounter. A matrix of thesebarriersispresentedinAppendixBandisorganizedbycode,typeofbarrier,andtheLBCprerequisite affected. The barriers are further categorized by the level of difficulty project teams mayfaceinaddressingandseekingapprovalsinordertomeettherequirementsoftheLivingBuilding Challenge. Absolute barriers (labeled as brick walls in the matrix) are those that prevent a designer from meeting the LBC unless the code language is changed or modified. There are very few absolute barriers, as most projects can apply for approval of any given system or material using thealternativemeansandmethodscompliancepath.Thosebarriersthatarelabeledashurdlesinthe matrix represent barriers that can be overcome with some level of effort by the project team but these would result in additional cost or impacts to a project schedule. While there are various ways forprojectteamstoaddresssuchhurdles,theyare,nonetheless,barriersparticularlyforaffordablehousing projects where cost and schedule impacts can deter innovative green solutions. The matrix ofcodebarriersisapplicabletoboththeCityandCountyastheyenforcethesamebuildingcodes.
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 1518November2008
summaRy of Key findings
toxic materialsManyconventionalbuildingmaterialscontaintoxinsandotherharmfulsubstanceslistedintheLivingBuildingChallenge’sMaterialsRedlist.Wherematerialrequirementsarecalledoutin the building codes (such as the use of preservative and fire treated wood, vapor retardants, andplumbingmaterialslikePVC),itcanbemorecostlyforanLBCprojecttosourcenon-toxicalternativesandtoassumetheburdenofproofthatthesealternativematerialsmeettheintentofthecode.
Energy EfficiencyIn order for LBC projects to reach zero net energy goals, efficiency measures are the most important step for the design team. Several hurdles associated with maximizing a building’s energy efficiency were identified in both the International Building Code and the Washington StateEnergyCodeincluding:
restrictions on design temperatures for heating and cooling that do not allow for expanded thermalcomfortranges;
insulationclearancerequirementsthatrestricttheoverallamountofinsulationpossiblefor wall or roof cavities;
passive crawl space ventilation requirements that conflict with conditioning these spaces; and
definition of advanced framing that requires double top plate construction.
Water supply & dischargeThe LBC’s zero net water and sustainable water discharge prerequisites encounter several challengesinthe2006UniformPlumbingCode.SimilartotheCityandCountymunicipalcodebarriers described above, supply of non-potable water to plumbing fixtures and disconnection of systems from the sewer or storm systems also present code barriers in the Uniform Plumbing Code. Additionally, the Uniform Plumbing Code requires the use of antiquated fixture performance data for regulations related to pipe sizing and greywater discharge.
BaRRieRs to net ZeRo WateR
Living Building Challenge projects seek to source 100% of occupants’ water use from captured precipitation or closed-loop water systems, while also managing 100% of storm water and building water discharge onsite. The most complex code barriers encountered by LBC projects are those that regulate the use of water supply and discharge. As noted above, these obstacles span varying codes,fromdevelopmentcodestobuildingcodes,andrequiremyriadpermitapprovals,appealsand waivers from several different jurisdictions. The Water Diagrams below attempt to graphically portray the level of complexity for residential building projects within the City of Vancouver and Clark County to gain approval for net zero water design strategies. By mapping out the approval process for net zero water, opportunities to identify and successfully address the barriers become simpler. In Portland, Ore., where a similar water diagram has been developed, design teams and regulators have successfully eliminated two of the barriers encountered by LBC projects seeking zero net water use.
•
•
•
•
16 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
The pathway through the approvals and appeals process for net zero water will vary based on the project type and size. For all scenarios, it is assumed in the diagrams that a public water supply and sewer connection are available to the project. The path is similar for projects located in Vancouver and Clark County. First, a water rights permit is necessary from the State of Washington in order to legally harvest rainwater for use inside the building, and a code appeal is required on the local level for eliminating a connection to the public water supply and stormwater system. Approval from the local fire official is required for an onsite storage tank for fire suppression. Various treatment levels are required of the captured rainwater depending on its use and appeals may be necessary where chlorination is required. Small to medium size residential projects will then require a variance granted through Clark County Public Health for eliminating connection to the public sewer and treating wastewater onsite through systems such as composting toilets coupled with greywater drip irrigation or a membrane bioreactor. All of the case study projects would fall into this category with the exception of the 175-unit Pringle Creek development which would more likely to be permitted throughtheStateDepartmentofHealthandrequiresimilarvariances.LargescaleprojectssuchashighriseresidentialandlargecommercialbuildingsrequirepermitsthroughtheStateDepartmentof Ecology for onsite wastewater treatment systems. For this size project, water reuse is most likely necessary to meet zero net water goals and the State provides guidelines for how and where water reuseispermitted.
The following diagrams map out the pathway to net zero water for both the City of Vancouver and ClarkCounty.
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 1718November2008
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18 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
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Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 1918November2008
affoRdaBility BaRRieRs
Feedback from the Vancouver Housing Authority indicated that while many hurdles exist from a financing perspective for any affordable housing project, upfront funding for design and higher first costs for systems that have financial returns over the life of the project are not a major barrier. One area of concern is that projects with onsite building systems may require added operations and maintenance, requiring an additional financial burden for staffing, training and ongoing maintenance.Theseadditionalcostsshouldbeevaluatedbypotentialsavingsrealizedthroughefficient design and minimal or no utility bills. The affordable housing participants also indicated thatthelargestbarriersareencounteredintheapprovalofnonconventionalprojectsandnotedthat public-funded housing might be a good arena for pilot projects that showcase innovative sustainabledesign.
institutional BaRRieRs
Anybuildingprojectutilizingunconventionaldesignstrategiesisboundtoencountersomelevelofdifficulty navigating through the regulatory system, and innovative green building projects are no different. While it is possible to design and construct a Living Building project without running into absoluteregulatorybarriers,thetypesofhurdlesthatexistfortheseprojectscansometimesbeattributed to the institutional framework of regulatory agencies themselves.
alternative materials & methods
The administrative sections of the building codes allow for alternative materials and methods. The 2006InternationalBuildingCodestates:
104.11Alternativematerials,designandmethodsofconstructionandequipment
“The provisions of this code are not intended to prevent the installation of any material or to prohibit any design or method of construction not specifically prescribed by this code, provided that any such alternative has been approved. An alternative material, design or method of construction shall be approved where the building official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code, and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, durability and safety.”
However, some green building strategies such as strawbale construction have been seeking approval under this code provision for years without formal guidance or recognition of past approvals.Formanybuildingdepartments,approvalsforanalternativematerialormethodarerarelyaccessibleasaresourceforfutureprojects.Theburdenofproofthereforeliesontheprojectteamand,inthecaseofsmaller,affordablehousingprojects,usinganythingbutconventionalmaterialsandmethodscanprovecostlyonprojectbudgets.Insteadofplacingtheburdenofproofentirely on project teams, the City and County building departments may benefit from efforts to provideformalguidanceandassistancetogreenbuildingprojectstohelpstreamlinetheapprovalsprocessforalternativematerialsandmethods.
linear approval process
In recent years, the growing awareness and increased use of the integrated design process has opened a way for design and construction teams to view their projects in terms of whole systems orsetsofinterrelatedsystems,akeycomponenttomeetingtheLivingBuildingChallenge.Incontrast,mostregulatoryagenciesaresetuptopermitprojectsthroughalinearapprovalsprocesswhich typically maintains disciplinary and jurisdictional silos.
20 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
This linear process of approvals poses significant challenges. A project that has successfully endured the integrated design process relies heavily on the relationships between many design elements to meet its sustainability goals including orientation, fenestration, overhangs, massing, thermalenvelope,roofdesign,daylighting,mechanicalsystemsandmore.Ifanyofthoseinterdependent features is not approved, significant redesign of other systems or parts of the building may be required in addition to the feature that is rejected. This presents significant risks for design teams and project owners when pursuing deeply integrated designs. Involving regulatory officials very early on and throughout the integrated design process is one way for to help overcome thisobstacle.
lack of information, education, training
Limitedbudgetandstafftimeavailabletosupportgreenbuildingeffortscanbeachallengeforjurisdictions. However, there is an ongoing need for more reference information, training and staff development regarding new or innovative technologies, changes in codes, and new understandings about conflicts between building codes and building science. Collaboration between jurisdictions cannotonlyhelpleverageresourcesforeducationandinformationsharing,butcanalsohelpeliminate code barriers consistently across jurisdictions. The efforts by the City and County to work collaborativelytoaddressbarrierstotheLivingBuildingChallengeforsustainable,affordableresidentialdevelopmentaremoreeffectivethanonanindividualbasis.
limitations for Code Changes
Due to the relationship between the national, state, and local levels concerning how codes are developed and adopted, the City of Vancouver and Clark County will be limited by the types of codes they may be interested in addressing to seek solutions to the barriers identified in this report. The InternationalCodesareestablishedonanationallevel,adoptedbytheStateofWashington,andenforced, with amendments, by local jurisdictions. Any jurisdiction may amend the State Building Codeprovidedtheamendmentsdonotreducetheminimumperformancestandardsofthecodes.There are three areas where local amendments are limited or prohibited:
ResidentialprovisionsoftheStateEnergyCodecannotbeamended.
TheVentilationandIndoorAirQualityCodecannotbeamended.
Amendments by local jurisdictions which affect the construction of single-family and multi-family (four or less units not to exceed two stories in height) residential buildings must be reviewed and approved by the State Building Code Council.
OnlyonelocaljurisdictionintheStateofWashington,theCityofSeattle,hasadoptedmorestringentamendmentstotheWashingtonStateEnergyCode.TheStateBuildingCodeCouncilreviews and updates the codes on a 3-year cycle with the next revisions scheduled for 2009. ProposalstoamendthesecodesareduebyMarch1,2009.ThismaypresentopportunitiesfortheCityandCountytoprovideinputoncodechangesthataddresscodebarrierstosustainable,affordable, residential development for the 2009 updates. Any efforts that would require changes to codes on the national level would be too difficult to tackle as part of this project.
1.
2.
3.
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 2118November2008
v. otheR effoRts undeRWay
iCC 700-2008 national gReen Building standaRds
InternationalCodeCouncil’sICC700iscurrentlyunderdevelopmentasanationalstandardforresidentialgreenbuildingsapprovedbytheAmericanNationalStandardsInstitute(ANSI).Thestandardisbasedonthe2005ModelGreenHomeBuildingGuidelinesdevelopedbytheNationalAssociationofHomeBuilders(NAHB).NAHBisleadingtheeffortsforthedevelopmentofthestandard which is scheduled to be released in 2009. The intent of the standard is to serve as a voluntary,pointbasedratingtoolforalltypesofresidentialprojects.Anyadoptingagency,suchas a local municipality, a nonprofit organization or other public or private entity, can choose to administertheratingtoolandenforcetherequirementsofthestandard.WhiletheICC700-2008National Green Building Standards will be written in enforceable language intended to coordinate with the requirements of the International Codes, ICC 700-2008 is not written as a green code andisnotintendedtobeadoptedassuch.Rather,itsintentistoprovideanevaluationtool,muchlikeothergreenbuildingstandardscurrentlyavailable(e.g.LEEDandBuiltGreen).IftheCityofVancouverorClarkCountyisinterestedinassessingtheapplicabilityofthisstandardforfutureadoption,Cascadiarecommendsthataside-by-sidecomparisonofICC700-2008,theBuiltGreenprogramsalreadyavailableinWashingtonState,andtheLEEDratingsystem(bothforHomesandNew Construction) be evaluated to select the most appropriate tool for adoption. Furthermore, basedontheeffortsofthisstudy,CascadiarecommendstheperformancelevelsoutlinedintheLiving Building Challenge as the most stringent and direct pathway to encouraging sustainability in thebuiltenvironment.
ashRae/usgBC/iesna 189.1 standaRd foR high peRfoRmanCe gReen Buildings
ThisstandardisalsocurrentlyunderdevelopmentbytheAmericanSocietyofHeating,RefrigerationandAirConditioningEngineers(ASHRAE);theU.S.GreenBuildingCouncil(USGBC);andtheIlluminatingEngineeringSocietyofNorthAmerica(IESNA).Thestandardappliestoallbuildings except low-rise residential buildings of three stories or less. ASHRAE/USGBC/IESNA 189.1 is intended to establish a new minimum code baseline, equivalent to the requirements for earning LEED certification, which can be adopted directly by governmental jurisdictions. The standard was expected to be released in 2008, however, the development committee has recently been halted and it is unclear at this time when the standard will be available.
22 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
vi. neXt steps
The identification of barriers to the Living Building Challenge within the land use, development, andbuildingcodesinVancouverandClarkCounty,servesasasolidfoundationforassessingsolutions for overcoming these barriers. A key strategy for moving forward in this effort will be the involvement of a variety of stakeholders — across departments, between regulatory agencies and utilityproviders,amongstcouncilmembers,boardmembers,andplanningcommissions,andfromthedesignandbuildingcommunity—tochampioneffortsforremovingbarrierstosustainabilityinthebuiltenvironment.
Cascadia’s next steps as part of this project will be to:
Work collaboratively with the City and County to prioritize efforts to remove the barriers identified. Identify responsible agencies and staff.
ResearchpossiblesolutionsandprovidesuggestionstotheCityandCountyforovercomingthesebarriers,includingexamplesofcodelanguageandincentivesfromotherjurisdictions.
Meet with stakeholders to describe barriers and options for addressing them.
DeveloparesourcepackageofalternativematerialsandmethodscommontoLivingBuildingChallengeprojectsincludingadiscussionoftheissues,potentialsolutions,supportingmaterials, documentation, and “track record” identifying where each alternate has been approved.
Provide recommendations for establishing a regional program that would improve collaboration and consistency among building officials and facilitate permitting of alternate methods and materials with the goal that they become mainstream.
Theseimportantstrategiesforaddressingcodebarrierstosustainable,affordable,residentialdevelopmentareexpectedtocommenceinNovember2008andarescheduledtobecompletedin March 2009. A public outreach component and a financial evaluation of code and policy recommendations will be developed in future phases of this project.
•
•
•
•
•
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 2318November2008
appendiX a: land use and development Code BaRRieRs matRiX
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Ord
. M-1
956
§6
,197
9).
Ther
eis
no
exem
ptio
nto
con
-ne
ctio
n w
hen
sew
er a
vaila
ble
to
the
site
.
Yes
and
No
Cod
e ch
ange
to a
llow
alt
erna
tives
as
app
rove
d by
the
publ
ic w
orks
di
rect
or.
Cod
e ch
ange
to a
llow
alt
erna
-tiv
esa
sap
prov
edb
yth
epu
blic
w
orks
dir
ecto
r.
3 VM
C 1
4.04
.230
San
itary
sew
er
serv
ice-
-Use
rch
arge
s.Se
wer
cha
rges
for
each
sin
gle
fam
ily o
r m
ultif
amily
res
iden
tialc
usto
mer
sha
llbe
ba
sed
upon
that
cus
tom
er’s
wat
er u
sage
.
Even
thou
ghn
otc
onne
cted
to
sew
er r
esid
ents
will
be
char
ged
for
sew
er s
ervi
ce.
No
N/A
Pos
sibl
e co
de r
evis
ion
to a
llow
cr
edit
for
notc
onne
ctin
gto
the
City
sew
er s
yste
m.
4 VM
C1
4.25
.350
Sm
allr
esid
entia
lpr
ojec
ts.
VMC
14.
25.3
50S
mal
lres
iden
tial
proj
ects
.
Tre
atm
enta
ndR
unof
fCon
trol
Req
uire
-m
ents
.
(1)
As
ana
lter
nativ
eto
mee
ting
allt
he
wat
er q
ualit
y tr
eatm
ent a
nd q
uant
ity
cont
rol r
equi
rem
ents
spe
cifie
d in
Sec
tions
14
.25.
210
and
14.2
5.22
0,s
mal
lres
iden
tial
proj
ects
can
util
ize
the
follo
win
g m
etho
ds
for
trea
ting
and
cont
rolli
ng s
torm
wat
er
runo
ff:
(A
) U
se o
f roo
f dow
nspo
ut s
yste
ms
for
resi
dent
ials
truc
ture
s;
(B
)U
seo
fone
oft
hes
tand
ard
BM
Ps
liste
din
Sec
tion
14.2
5.21
0(b)
for
trea
ting
runo
ffo
ther
than
the
runo
fffr
omr
oofs
.
Cis
tern
doe
sno
tmee
ttec
hnic
al
code
req
uire
men
tfor
sm
allr
esi -
dent
ial d
evel
opm
ent s
torm
wat
er
trea
tmen
t.
No
Pos
sibl
epi
lotp
roje
cto
rco
de
amen
dmen
t to
allo
w r
ain
wat
er
capt
ure
and
reus
e.
5 VM
C2
0.74
0.14
0C
Wet
land
pe
rfor
man
ces
tand
ards
Dev
elop
men
tact
iviti
ess
hall
prot
ectt
he
func
tions
of t
he w
etla
nds
and
wet
land
bu
ffer
son
the
site
.
Gre
y w
ater
dri
p sy
stem
may
c o
ntai
nda
mag
ing
chem
ical
sth
at w
ould
be
disc
harg
ed in
to
the
wet
land
and
buf
fers
.
No
Rem
ove
grey
wat
er s
yste
m fr
om
wet
land
buf
fer.
Non
e id
entifi
ed.
6 VM
C1
6.04
.160
Wat
ers
uppl
yan
dhy
dran
ts(I
FC5
08)
Pri
vate
fire
flow
ade
quac
y no
t acc
epta
ble.
P
ublic
saf
ety
code
sno
tmad
eto
trus
tpri
vate
mai
nten
ance
an
d flu
ctua
ting
wat
er s
uppl
y va
riab
les.
No
A p
ublic
sys
tem
for
fire
prot
ectio
n m
ustb
epr
ovid
ed.
Non
e id
entifi
ed.
City
of
van
Cou
veR
Co
mp
iled
Ca
se s
tud
y fe
edB
aCK
24 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#Sp
ecifi
c Co
de S
ecti
onCo
de l
angu
age
dis
cuss
ion
of is
sue
doe
s de
sign
mee
t the
co
ncep
tual
inte
nt o
f th
e co
de?
doe
s it
mee
t the
te
chni
cal i
nten
t?
und
er w
hat c
ondi
tion
s or
ci
rcum
stan
ces
does
the
desi
gn
mee
t the
cod
e in
tent
?
pot
enti
al s
olut
ions
to a
d-dr
essi
ng c
ode
obst
acle
s:
s hor
t ter
m &
long
er te
rm
solu
tion
s
7 VM
C1
6.04
.150
Fir
eA
ppar
atus
A
cces
s(IF
C5
03)
20 fe
et o
f pav
ed w
idth
req
uire
d fo
r ac
cess
The
park
ing
area
has
pin
ch
poin
tsth
atr
estr
ictr
equi
red
acce
ss w
idth
.
No
•R
edes
ign
park
ing
area
.N
one
iden
tified
.
8 VM
C1
6.04
.150
Fir
eA
ppar
a-tu
sA
cces
s(IF
C5
03):
Req
uire
d di
men
sion
s fo
r fir
e ap
para
tus
turn
arou
nd.
The
park
ing
area
turn
arou
nd
does
not
mee
tthe
loca
lre
quir
edd
imen
sion
s
No
•R
edes
ign
tom
eetl
ocal
re
quir
emen
tsN
one
iden
tified
.
9VM
C2
0.41
0.03
0U
ses.
Vehi
cle
fuel
sal
esa
rep
rohi
bite
d.W
e do
not
wan
t a c
omm
erci
al
dest
inat
ion
ina
pur
ely
resi
-de
ntia
l zon
e.F
urth
erp
erm
its
and
revi
ew m
ay b
e re
quir
ed b
y D
OE
and
SWC
AA
.
Trip
red
uctio
nis
ac
om-
preh
ensi
vep
lan
polic
yin
th
eC
ity.
Idon
’tha
vee
noug
hin
form
atio
non
bui
ldin
gde
part
men
tor
outs
ide
agen
cyr
equi
rem
ents
to
dete
rmin
e.
May
be
allo
wed
if n
o pu
blic
com
-m
erci
al s
ales
are
invo
lved
with
th
e fu
elin
gst
atio
n.
On
site
pri
vate
dis
trib
utio
non
ly
nop
ublic
sal
es.
10VM
C1
6.04
.150
Fir
eA
ppar
a-tu
sA
cces
s(IF
C5
03):
Pro
vide
info
rmat
ion
show
ing
prop
osed
pa
ving
can
mee
t wei
ght r
equi
rem
ents
fo
rem
erge
ncy
appa
ratu
s.
No
info
rmat
ion
prov
ided
on
whe
ther
the
perv
ious
con
cret
e ca
n w
ithst
and
the
wei
ght o
f em
erge
ncy
vehi
cles
Yes
and
No
Pro
vide
per
viou
spa
vem
entd
ata.
R
edes
ign
inte
rior
ped
estr
ian
way
to m
eet e
mer
genc
y ac
-c e
sss
tand
ards
.Com
bina
tion
ofp
erm
eabl
epa
vem
enta
nd
Gra
ss-c
rete
VMC
20.
430.
030
Vanc
ouve
r do
es n
ot a
llow
man
ufac
-tu
red
hom
es,a
gric
ultu
ralo
rm
ost
indu
stri
al u
ses
in th
e M
X di
stri
ct.
The
Vanc
ouve
r M
X is
wri
tten
br
oadl
yto
cov
erc
hang
esfr
om
othe
rzo
ning
dis
tric
tsto
the
MX
dist
rict
. The
inte
nt o
f the
Va
ncou
ver
MX
is m
ore
dens
ity
and
FAR
dri
ven
that
is w
hy A
G
uses
are
out
.
Yes
and
No
Cod
e ch
ange
s to
allo
w c
erta
in
uses
that
may
ben
efit s
usta
in-
able
dev
elop
men
tlik
esm
alle
rag
ricu
ltur
alu
ses
and
artis
an
bake
ries
.
12VM
C1
4N
/ATh
eM
BR
sys
tem
dis
char
ge
may
adv
erse
lya
ffec
tcon
cret
ese
wer
line
s. P
ipe
linin
g m
ay
ben
eces
sary
.
City
of
van
Cou
veR
Co
mp
iled
Ca
se s
tud
y fe
edB
aCK
(con
tinu
ed)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 2518November2008
Cla
RK
Co
un
ty C
om
pil
ed C
ase
stu
dy
feed
Ba
CK
#Sp
ecifi
c Co
de
sect
ion
Code
lan
guag
ed
iscu
ssio
n of
issu
e
doe
s de
sign
mee
t th
e co
ncep
tual
in
tent
of t
he c
ode?
d
oes
it m
eet t
he
tech
nica
l int
ent?
und
er w
hat c
ondi
-ti
ons
or c
ircu
m-
stan
ces
does
the
desi
gn m
eet t
he
code
inte
nt?
pot
enti
al s
olut
ions
to
add
ress
ing
code
ob
stac
les:
shor
t ter
m &
lon-
ger
term
sol
utio
ns
1C
CC
40.
210.
020(
D)
–P
urpo
seo
fR
ural
Clu
ster
D
evel
opm
ent
The
purp
ose
ofth
iss
ectio
nis
top
rovi
defo
rsm
alll
otr
esid
entia
ldev
elop
men
tin
the
rura
l zon
ing
dist
rict
s (R
-5, R
-10
and
R-2
0) w
hich
mai
ntai
ns r
ural
cha
r-ac
ter,
mai
ntai
nsa
ndc
onse
rves
larg
err
emai
nder
par
cels
,pro
tect
san
d/or
en
hanc
es s
ensi
tive
envi
ronm
enta
l and
wild
life
habi
tat a
reas
, and
min
imiz
es
impa
cts
to n
eces
sary
pub
lic s
ervi
ces.
The
se g
oals
are
ach
ieve
d by
allo
win
g th
e pl
acem
ent o
f hom
es o
n a
smal
l por
tion
of th
e pr
oper
ty w
hile
mai
ntai
ning
th
em
ajor
ityo
fthe
site
ina
rem
aind
erp
arce
l.
Clu
ster
dev
elop
men
tsg
ener
ally
occ
uro
nth
ose
parc
els
whe
re e
nvir
onm
enta
lly s
ensi
-tiv
ear
eas
limit
pote
ntia
ldev
elop
men
tund
er
stan
dard
rur
alr
esid
entia
ldes
ign
crite
ria.
It
isa
lso
inte
nded
top
rom
ote
and
prot
ect
open
spa
cea
ndr
esou
rce
(farm
and
fore
st)
activ
ityo
nth
ela
rger
rem
aind
erp
arce
l.
Envi
ronm
enta
llys
ensi
tive
area
sar
eth
ose
land
s cl
assi
fied
as h
abita
t are
as, a
ny
wet
land
cat
egor
y an
d as
soci
ated
buf
fers
, la
ndsl
ide
haza
rda
reas
,lan
dss
ubje
ctto
th
eSh
orel
ine
Man
agem
entA
ct,a
ndla
nds
with
in a
des
igna
ted
100
year
floo
d pl
ain.
No,
ther
ear
eno
env
iron
men
-ta
llys
ensi
tive
area
sid
entifi
ed o
n th
is
parc
el.
Ina
ddi-
tion,
inte
nto
fthe
C
ount
y’s
clus
ter
deve
lopm
enti
sto
re
tain
the
rura
lch
arac
ter
toth
em
axim
ume
xten
tpo
ssib
le.
2L
ive
Wor
kU
nits
The
Cou
nty
code
doe
s no
t inc
lude
pro
visi
ons
for
this
type
of d
wel
ling
unit.
The
defin
ition
for
a Li
ve W
ork
Uni
t inc
lude
d in
the
Refi
nem
ent P
lan
indi
cate
s th
e w
ork
spac
eca
nbe
use
dfo
rre
tail
use.
The
Cou
nty
does
allo
w u
se o
f a p
rope
rty
for
a ho
me
busi
ness
pro
vide
dce
rtai
nst
anda
rds
are
satis
fied.
How
ever
, ret
ail s
ales
are
sp
ecifi
cally
pre
clud
ed.
3Ta
ble
40.3
40.0
10-
4–
Min
imum
R
equi
red
Par
king
Sp
aces
AN
D
CC
C
40.3
40.0
10(4
)(a)
–Lo
catio
nof
P
arki
ngF
acili
ties
For
mul
ti-fa
mily
dev
elop
men
ts c
onta
inin
g 4
or m
ore
dwel
ling
units
– 1
½
spac
e/dw
ellin
g un
it is
req
uire
d.
For
1, 2
, and
3-u
nit f
amily
dw
ellin
gs –
2 s
pace
s/dw
ellin
g un
it ar
e re
quir
ed.
Sing
l e-f
amily
and
dup
lex
park
ing
may
be
tand
em.
Off
-str
eet p
arki
ng s
pace
s sh
all b
e lo
cate
d on
the
sam
e lo
t as
the
dwel
ling.
Not
eno
ugh
park
ing
prov
ided
.N
oTh
e re
view
aut
hori
ty
may
allo
w p
arki
ng
cred
itse
stab
lishe
dth
roug
ha
neig
hbor
-ho
odp
arki
ngp
lan
tom
eett
hen
umbe
rof
req
uire
dsp
aces
.Th
enu
mbe
rof
cre
d-its
for
anin
divi
dual
pa
rcel
ise
stab
lishe
din
the
appr
oved
pa
rkin
gpl
anin
ac
cord
ance
with
gu
idel
ines
inC
CC
40
.340
.030
(B).
Pro
ject
site
nee
ds
to b
ein
ah
ighl
yur
bani
zed
area
w
ith r
eady
acc
ess
totr
ansi
tpro
vidi
ng
serv
ice
ton
oto
nly
Cla
rkC
ount
ybu
tth
eP
ortl
and
met
ro
area
.
4Ta
ble
40.2
20.0
20-
3–
Min
imum
Se
tbac
ks
Fron
t–2
0fe
et;
Stre
etS
ide
–10
feet
;
Inte
rior
Sid
e–
10fe
et;
Rea
r–
20fe
et;
8-fo
ot s
epar
atio
n be
twee
n bu
ildin
gs o
n si
te;
Gen
eral
ly,c
iste
rns
and
pum
psa
relo
cate
dun
derg
roun
d.I
fthe
yar
elo
cate
dab
ove
grou
nd, h
owev
er, t
hey
mus
t com
ply
with
se
tbac
k an
dhe
ight
lim
itatio
nso
fthe
zon
e.
Ina
dditi
on,i
fthe
cis
tern
isn
otp
hysi
cally
co
nnec
ted
toth
edu
plex
,the
rem
ustb
ean
8-
foot
sep
arat
ion.
Not
eno
ugh
info
rmat
ion
to
dete
rmin
e.
5C
CC
40
.350
.030
(4)(b
)(2)
– D
rive
way
s
Dri
vew
ays
shal
l hav
e a
min
imum
wid
th o
f tw
elve
(12)
feet
of c
lear
uno
b-st
ruct
ed a
ll w
eath
er d
rivi
ng s
urfa
ce a
nd a
n ov
erhe
ad c
lear
ance
of t
hirt
een
(13)
feet
,six
(6)i
nche
s.
Pro
vide
an
unob
stru
cted
ver
tical
cle
aran
ce
of n
ot le
ss th
an 1
3.5
feet
, with
an
all w
eath
-er
dri
ving
sur
face
and
cap
able
ofs
uppo
rtin
gth
e im
pose
d lo
ads
of fi
re a
ppar
atus
.
26 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#Sp
ecifi
c Co
de
s ect
ion
Code
lan
guag
ed
iscu
ssio
n of
issu
e
doe
s de
sign
mee
t th
e co
ncep
tual
in
tent
of t
he c
ode?
d
oes
it m
eet t
he
tech
nica
l int
ent?
und
er w
hat c
ondi
-ti
ons
or c
ircu
m-
stan
ces
does
the
desi
gn m
eet t
he
code
inte
nt?
pot
enti
al s
olut
ions
to
add
ress
ing
code
ob
stac
les:
shor
t ter
m &
lon-
ger
term
sol
utio
ns
6C
CC
40.
370.
010(
C)
–C
onne
ctio
nto
P
ublic
Sew
er
Insi
de U
GA’
s, c
onne
ctio
n to
pub
lic s
ewer
is r
equi
red
as a
con
ditio
n of
bui
ldin
g pe
rmit
issu
ance
for
any
new
str
uctu
re u
nles
s ce
rtai
n ex
cept
ions
app
ly, t
hen
a se
wer
wai
ver
can
be g
rant
ed.
Con
nect
ion
to p
ublic
sew
er is
req
uire
d un
-le
ss a
sew
er w
aive
r ca
n be
gra
nted
.N
oA
nyc
hang
eto
this
re
quir
emen
tnee
ds
tob
eco
ordi
nate
dw
ith s
anita
ry s
ewer
se
rvic
epu
rvey
ors
–C
ityo
fVan
couv
er
and
Cla
rkR
egio
nal
Was
tew
ater
Dis
tric
t.
7C
CC
40.
370.
010(
B)
– D
efini
tion
of
Pub
lic S
ewer
CC
C
40.3
70.0
10(C
)(1)
– (3
) – S
ewer
W
aive
rR
equi
re-
men
ts
“Pub
lic S
ewer
” m
eans
ext
ensi
on o
f a p
ublic
sew
er s
yste
m o
pera
ted
by a
pub
-lic
ent
ity, o
r w
here
suc
h ex
tens
ion
is im
prac
tical
, con
nect
ion
to a
n al
tern
ativ
e pu
blic
sew
er s
yste
m o
pera
ted
by th
e de
sign
ated
pub
lic s
ewer
pur
veyo
r.O
ne o
f the
follo
win
g m
ust a
ppy
in o
rder
for
a se
wer
wai
ver
to b
e gr
ante
d:1.
The
new
str
uctu
re is
an
alte
ratio
n, e
xpan
sion
or
repl
acem
ent o
f an
exis
t-in
g st
ruct
ure
whi
ch w
ill n
ot e
ntai
l a m
ater
ial i
ncre
ase
in s
ewag
e ef
fluen
t pr
oduc
tion.
2. T
he n
ew s
truc
ture
law
fully
inco
rpor
ates
no
on-s
ite s
ewag
e sy
stem
.3.
The
new
str
uctu
re is
for
sing
le-f
amily
det
ache
d re
side
ntia
l use
, or
a no
n-re
side
ntia
l use
, gen
erat
ing
a pr
ojec
ted
efflu
ent fl
ow o
f not
mor
e th
an s
even
hu
ndre
d(7
00)g
allo
nsp
era
cre
per
day,
if:
a. S
uch
use
does
not
gen
erat
e ha
zard
ous/
dang
erou
s w
aste
, as
defin
ed b
y ap
-pl
icab
le fe
dera
l, st
ate
or lo
cal l
aw; a
ndb.
Ext
ensi
on o
f pub
lic s
ewer
is im
prac
tical
bas
ed u
pon
the
follo
win
g cr
iteri
a:(1
) Pub
lic s
ewer
wou
ld h
ave
to b
e ex
tend
ed m
ore
than
thre
e hu
ndre
d (3
00) f
eet;
or( 2
) Nec
essa
ry p
erm
issi
on c
anno
t be
obta
ined
from
inte
rven
ing
land
owne
r(s)
; or
(3)I
nter
veni
ngp
rope
rty
cont
ains
nat
ural
or
man
mad
eob
stru
ctio
ns,s
uch
asd
eep
cany
ons,
ele
vatio
n ch
ange
s, a
nd s
olid
rock
impe
dim
ents
, whi
ch m
ake
publ
ic s
ewer
ex
tens
ion
proh
ibiti
vely
exp
ensi
veo
run
desi
rabl
e;a
ndc.
A c
oven
ant t
o th
e co
unty
sur
veyo
r or
pur
veyo
r is
reco
rded
whi
ch c
omm
its th
e cu
rren
t fu
ture
pro
pert
y ow
ner(
s) to
con
nect
to p
ublic
sew
er w
ithin
twel
ve (1
2) m
onth
s of
sew
er
beco
min
gav
aila
ble.
The
cov
enan
tsha
llal
soc
onta
ina
pro
visi
onth
atc
omm
itsth
ecu
r-re
nt fu
ture
pro
pert
y ow
ner(
s) to
par
ticip
ate
in a
futu
re lo
cal i
mpr
ovem
ent d
istr
ict i
f thi
s is
the
met
hod
used
to e
xten
d se
wer
.
The
proj
ect d
oes
not q
ualif
y fo
r a
sew
er
wai
ver.
No
8C
CC
24.
17.0
10(2
)–
Ons
iteS
eptic
Sy
stem
s
Insi
de U
GA’
s, c
onne
ctio
n to
pub
lic s
ewer
is r
equi
red
as a
con
ditio
n of
bui
ldin
g pe
rmit
issu
ance
for
any
new
str
uctu
re u
nles
s on
e (1
) of t
he fo
llow
ing
exce
p-tio
nsa
pplie
s:
a.
The
new
str
uctu
re is
an
alte
ratio
n, e
xpan
sion
or
repl
acem
ent o
f an
exis
ting
stru
ctur
e w
hich
will
not
ent
ail a
mat
eria
l inc
reas
e in
sew
age
efflu
ent
prod
uctio
n.
b.
The
new
str
uctu
re la
wfu
lly in
corp
orat
es n
o on
-site
sew
age
syst
em.
c.
The
new
str
uctu
re is
for
sing
le-f
amily
det
ache
d re
side
ntia
l use
, or
a no
n -re
side
ntia
l use
, gen
erat
ing
a pr
ojec
ted
efflu
ent fl
ow o
f not
mor
e th
an s
even
hu
ndre
d(7
00)g
allo
nsp
era
cre
per
day,
if:
(1)
Such
use
doe
s no
t gen
erat
e ha
zard
ous/
dang
erou
s w
aste
, as
defin
ed b
y ap
plic
able
fede
ral,
stat
e or
loca
l law
; and
(2)
Exte
nsio
n of
pub
lic s
ewer
is im
prac
tical
acc
ordi
ng to
Sec
tion
40.3
70.0
10 (s
ee#
9ab
ove)
;and
(3)
A c
oven
ant t
o th
e co
unty
sur
veyo
r or
pur
veyo
r is
rec
orde
d w
hich
com
-m
its th
e cu
rren
t and
futu
re p
rope
rty
owne
r(s)
to c
onne
ct to
pub
lic s
ewer
w
ithin
twel
ve (1
2) m
onth
s of
sew
er b
ecom
ing
avai
labl
e. T
he c
oven
ant s
hall
also
con
tain
ap
rovi
sion
that
com
mits
the
curr
enta
ndfu
ture
pro
pert
yow
ner(
s) to
par
ticip
ate
in a
futu
re lo
cal i
mpr
ovem
ent d
istr
ict i
f thi
s is
the
met
hod
used
to e
xten
d se
wer
.
As
eptic
per
mit
cann
otb
eis
sued
by
Pub
lic
Hea
lth
unle
ss a
sew
er w
aive
r is
gra
nted
by
Com
mun
ityD
evel
opm
ent.
If a
wai
ver
was
issu
ed b
y C
omm
unity
D
evel
opm
ent,
Pub
lic H
ealt
h w
ould
hav
e c o
ncer
nso
fthe
sm
alll
ots
ize.
The
lotm
ust
beb
ige
noug
hto
sup
port
bot
han
initi
ala
nd
rese
rve
drai
nifie
lds.
The
pro
posa
l ind
icat
es
onl y
12
inch
eso
fsoi
lver
tical
sep
arat
ion.
Tr
eatm
ent l
evel
“A”
is r
equi
red
with
onl
y 12
in
ches
ofv
ertic
als
epar
atio
n.
No-
11
smal
llot
son
sep
tics
yste
ms
pose
ap
ublic
he
alth
con
cern
.Tr
eatm
entl
evel
A
sep
tics
yste
ms
requ
ire
elec
tric
pu
mps
,ala
rms,
fil
ters
, dis
infe
c-tio
nan
det
c.
whi
ch m
aybe
less
su
s tai
nabl
eth
an
conn
ectin
gto
the
sani
tary
sew
er.
Y es
for
com
post
to
ilets
.
Cla
RK
Co
un
ty C
om
pil
ed C
ase
stu
dy
feed
Ba
CK (c
onti
nued
)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 2718November2008
Cla
RK
Co
un
ty C
om
pil
ed C
ase
stu
dy
feed
Ba
CK (c
onti
nued
)
#Sp
ecifi
c Co
de
s ect
ion
Code
lan
guag
ed
iscu
ssio
n of
issu
e
doe
s de
sign
mee
t th
e co
ncep
tual
in
tent
of t
he c
ode?
d
oes
it m
eet t
he
tech
nica
l int
ent?
und
er w
hat c
ondi
-ti
ons
or c
ircu
m-
stan
ces
does
the
desi
gn m
eet t
he
code
inte
nt?
pot
enti
al s
olut
ions
to
add
ress
ing
code
ob
stac
les:
shor
t ter
m &
lon-
ger
term
sol
utio
ns
9C
CC
40
.370
.020
(C)(2
)–
Con
nect
ion
to
Pub
licW
ater
In a
reas
loca
ted
insi
de u
rban
gro
wth
bou
ndar
ies,
whe
re th
e pu
blic
age
ncy
purv
eyor
is w
illin
g an
d ab
le to
pro
vide
saf
e an
d re
liabl
e se
rvic
e, c
onne
ctio
n to
pub
lic w
ater
is r
equi
red
as a
con
ditio
n of
bui
ldin
g pe
rmit
issu
ance
for
all
new
res
iden
tial u
ses
of le
ss th
an fo
ur (4
) uni
ts w
hen
publ
ic w
ater
is w
ithin
75
0fe
eto
fthe
lot.
Con
nect
ion
to p
ublic
wat
er s
yste
m is
re
quir
ed.
Any
cha
nges
to th
is r
equi
rem
ent w
ill n
eed
to b
e co
ordi
nate
d w
ith th
ose
agen
cies
pr
ovid
ing
wat
er s
ervi
ce –
City
of V
anco
uver
an
d C
lark
Pub
licU
tiliti
es.
No
Cod
ech
ange
sto
th
isr
equi
rem
ent
will
nee
d to
be
coor
-di
nate
d w
ith th
ose
agen
cies
pro
vidi
ng
wat
er s
ervi
ce –
City
of
Van
couv
era
nd
Cla
rkP
ublic
Util
i-tie
s.
10
CC
C4
0.37
0.02
0(A
)–
Defi
nitio
n of
P
ublic
Wat
er
Syst
em
“Pub
lic W
ater
Sys
tem
” m
eans
a p
otab
le w
ater
sup
ply
syst
em o
pera
ted
by a
de
sign
ated
pub
lic a
genc
y in
clud
ing
a ci
ty, t
own
or C
lark
Pub
lic U
tiliti
es.
11
CC
C
40.3
70.0
20(C
)(2)(a
)–
(2)(c
)–C
ondi
tions
R
equi
red
for
Not
C
onne
ctin
gto
W
ater
The
resp
onsi
ble
offic
ial m
ay c
oncl
ude
that
pub
lic w
ater
is n
ot a
vaila
ble
to th
e de
velo
per
with
rea
sona
ble
econ
omy
and
effic
ienc
y, w
ithin
750
feet
of t
he lo
t, ba
sed
on th
e fo
llow
ing
cons
ider
atio
ns:
a.P
erm
issi
onc
anno
tbe
obta
ined
from
inte
rven
ing
prop
erty
;b.
Int
erve
ning
pro
pert
y co
ntai
ns n
atur
al o
r m
anm
ade
obst
ruct
ions
whi
ch
mak
eex
tens
ion
extr
aord
inar
ilye
xpen
sive
,suc
has
ad
eep
cany
on,s
olid
ro
ck o
r re
cons
truc
tion
of a
roa
d or
sid
ewal
k;c.
Int
erve
ning
cha
nges
ine
leva
tion
mak
ead
equa
tes
ervi
ceto
the
prop
erty
ex
trao
rdin
arily
exp
ensi
ve.
Bas
edo
nav
aila
ble
info
rmat
ion,
itd
oes
not
appe
arth
ata
nyo
fthe
sec
ondi
tions
app
lyto
th
ese
proj
ects
.
Cod
ech
ange
sto
th
isr
equi
rem
ent
will
nee
d to
be
coor
-di
nate
d w
ith th
ose
agen
cies
pro
vidi
ng
wat
er s
ervi
ce –
City
of
Van
couv
era
nd
Cla
rkP
ublic
Util
i-tie
s.
12
RC
W1
9.27
.097
At th
is ti
me
Publ
ic
Hea
lth d
oes
have
a
loca
l ord
inan
ce
for w
ells
and
ons
ite
drin
king
wat
er s
ys-
tem
s. H
owev
er; R
CW
19.2
7.09
7 re
quire
s th
at a
pplic
ants
for a
bu
ildin
g pe
rmit
for a
bu
ildin
g ne
cess
itatin
g dr
inki
ng w
ater
sha
ll pr
ovid
e ev
iden
ce
of a
n ad
equa
te a
nd
safe
sup
ply
for t
he
inte
nded
use
of t
he
build
ing.
Pub
lic H
ealt
h w
ould
con
duct
a W
ater
Ade
quac
y Ve
rific
atio
n Ev
alua
tion
(WAV
E) o
n th
e pr
opos
ed w
ater
sys
tem
ON
LY if
Com
mun
ity D
evel
opm
ent
issu
ed a
con
nect
ion
to p
ublic
wat
er w
aive
r. W
ashi
ngto
n Sa
te D
epar
tmen
t of
Hea
lth
requ
ires
rai
nwat
er h
arve
stin
g sy
stem
s to
be
desi
gned
with
ade
quat
e st
orag
e an
d eq
uipp
ed w
ith fi
ltra
tion
and
disi
nfec
tion
(UV
or C
hlor
ine)
. T
he
prop
osed
filt
er is
app
rove
d fo
r sw
imm
ing
pool
app
licat
ions
. Th
e pr
opos
ed fi
l-te
r m
ust m
eet A
NSI
or
NSF
dri
nkin
g w
ater
sta
ndar
ds fo
r 1-
mic
ron
filtr
atio
n.
Pub
lic H
ealt
h w
ould
nee
d a
wai
ver
from
C
omm
unity
Dev
elop
men
tbef
ore
aW
AVE
coul
d be
rev
iew
ed a
nd c
ompl
eted
.
Yes
if a
wai
ver
was
is
sued
by
Com
mu-
nity
Dev
elop
men
t.
13
CC
C
40.3
50.0
30(B
)(5)
–Fr
onta
geR
oads
/Im
prov
emen
t
Rig
ht o
f way
ded
icat
ion
and
fron
tage
Impr
ovem
ents
-
“a
part
ial-
wid
th r
oad
shal
l be
esta
blis
hed
and
cons
truc
ted
to th
e ap
plic
able
ri
ght-
of-w
ay o
r ea
sem
ent a
nd im
prov
emen
t sta
ndar
ds s
et o
ut in
Sec
tion
40.3
50.0
30 to
that
por
tion
of a
fron
tage
pub
lic o
r pr
ivat
e ro
ad w
hich
abu
ts a
pa
r cel
bei
ngd
evel
oped
as
aco
nditi
ono
fdev
elop
men
tapp
rova
l.”
Rig
ht-o
f-w
ays
for
the
fron
tage
roa
ds h
ave
been
ded
icat
eda
ndfr
onta
geim
prov
emen
ts
have
bee
n pe
rfor
med
in a
ccor
danc
e w
ith
the
juri
sdic
tion’
str
ansp
orta
tion
stan
dard
s.
Yes,
the
desi
gn
mee
tsth
eco
ncep
-tu
alin
tent
oft
he
code
.
No,
itd
oes
not
mee
tthe
tech
nica
lin
tent
.
Dep
endi
ngo
nth
ecl
assi
ficat
ions
of t
he
fron
tage
roa
ds,g
en-
eral
lyC
lark
Cou
nty
stan
dard
sre
quir
ela
rger
pav
emen
tse
ctio
n.
Cla
rkC
ount
ytr
ansp
orta
tion
stan
dard
s al
low
na
rrow
er p
avem
ent
sect
ions
for
road
sse
rvin
g lo
cal t
raffi
c.
Nar
row
er r
oads
m
ay b
e al
low
ed if
ju
stifi
ed th
roug
h tr
affic
ana
lysi
s.
28 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#Sp
ecifi
c Co
de
s ect
ion
Code
lan
guag
ed
iscu
ssio
n of
issu
e
doe
s de
sign
mee
t th
e co
ncep
tual
in
tent
of t
he c
ode?
d
oes
it m
eet t
he
tech
nica
l int
ent?
und
er w
hat c
ondi
-ti
ons
or c
ircu
m-
stan
ces
does
the
desi
gn m
eet t
he
code
inte
nt?
pot
enti
al s
olut
ions
to
add
ress
ing
code
ob
stac
les:
shor
t ter
m &
lon-
ger
term
sol
utio
ns
14
WAC
246
-290
–
Gro
upA
Pub
lic
Wat
erS
yste
ms
Com
mun
ity w
ater
sys
tem
- b
y de
finiti
on, a
Gro
up A
sys
tem
ser
ves
15 o
r m
ore
resi
dent
ialc
onne
ctio
nso
r25
or
mor
epe
ople
per
day
for
60o
rm
ore
days
per
ye
ar.
As
desc
ribe
d be
low
, rai
nwat
er is
con
side
red
a su
rfac
e w
ater
sou
rce.
Bot
h G
roup
A a
nd
Gro
up B
wat
er s
yste
ms
usin
g su
rfac
e w
ater
so
urce
sm
ustm
eett
her
equi
rem
ents
of
WAC
246
-290
Par
t6fo
rus
toc
onsi
der
them
ad
equa
te.
The
trea
tmen
t,m
onito
ring
,re-
cord
kee
ping
and
cer
tifica
tion
requ
irem
ents
fo
r su
rfac
e w
ater
sys
tem
s m
ake
surf
ace
wat
er tr
eatm
ent f
or th
ese
smal
l sys
tem
s un
feas
ible
ina
lmos
tall
circ
umst
ance
s.
Not
as
subm
itted
The
mic
ron
filte
r m
ay
doa
goo
djo
b,b
ut
ther
ear
enu
mer
ous
com
plic
atio
ns w
ith th
e r e
gula
tions
(sta
tea
nd
fede
ral)
asth
eys
tand
to
day,
incl
udin
g:
1.W
ashi
ngto
nSt
ate
DO
Hd
oes
nota
ppro
ve
poin
tofu
setr
eatm
ent
syst
ems
2. S
urfa
ce w
ater
sy
s tem
sre
quir
ea
cert
ified
ope
rato
r
3. S
urfa
ce w
ater
sy
s tem
sm
usth
ave
cont
inuo
ustu
rbid
ity
and
chlo
rine
res
idua
lm
onito
ring
Chl
orin
atio
nis
m
anda
tory
for
surf
ace
wat
er s
yste
ms
15
CC
C
40.3
80.0
40(B
)(4)(b
)–
Stan
dard
BM
Ps
CC
C
40.3
80.0
40(B
)(9)
–Ex
peri
men
tal
BM
Ps
Acc
epta
ble
stan
dard
trea
tmen
tBM
Ps
may
,dep
endi
ngu
pon
circ
umst
ance
san
dsi
te
char
acte
rist
ics,
incl
ude
the
follo
win
g fr
om th
e B
MP
man
ual (
Cha
pter
s III
-3, I
II-4,
an
dIII
-6):
(1)
R1.
05 –
WQ
Infil
trat
ion
basi
n;(2
) R
1.10
– W
Q In
filtr
atio
n tr
ench
;(3
) R
1.15
– R
oof d
owns
pout
sys
tem
;(4
) R
D.0
9 –
Con
stru
cted
wet
land
;(5
) R
D.0
6 –
Wet
pon
d w
ith m
arsh
;(6
) RD
.05
– W
et p
ond
with
out m
arsh
;(7
) RB
.05
– B
iofil
trat
ion
swal
e;(8
) RB
.10
– Ve
geta
tive
filte
r st
rip;
(9) R
F.05
– S
and
filtr
atio
n ba
sin;
(10)
R
F.10
– S
and
filtr
atio
n tr
ench
;(1
1)
Car
trid
ge fi
lter
s us
ing
com
post
, per
lite,
and
geo
lite.
Expe
rim
enta
lBM
Ps.
a.
Exp
erim
enta
l bes
t man
agem
ent p
ract
ices
are
thos
e w
hich
hav
e no
t bee
n fu
lly
test
eda
nde
valu
ated
by
the
coun
tyo
rth
eW
ashi
ngto
nD
epar
tmen
tofE
colo
gya
nda
re
noti
nclu
ded
asa
ccep
ted
prac
tices
inth
isc
ode
orth
eB
MP
Man
ual.
Expe
rim
enta
lB
MP
sth
ata
rea
dequ
atel
yte
sted
and
pro
ven
effe
ctiv
esh
allb
ein
corp
orat
edin
toth
is
sect
ion
ass
tand
ard
ora
ccep
ted
BM
Ps
inth
efu
ture
.
b. E
xper
imen
tal B
MP
s m
ay b
e al
low
ed if
all
the
follo
win
g co
nditi
ons
are
met
:(1
)Th
eex
peri
men
talB
MP
usa
geis
par
tofa
Was
hing
ton
Dep
artm
ento
fEco
logy
or
Cla
rkC
ount
yre
sear
chp
roje
ct;
(2)
Mon
itori
ng o
f the
effl
uent
qua
lity
prod
uced
by
the
BM
P, a
s w
ell a
s in
fluen
t qu
ality
, will
be
cond
ucte
d fo
r at
leas
t tw
o (2
) yea
rs;
(3)
Res
ults
of t
he r
esea
rch
will
be
publ
ishe
d;(4
)Fi
nanc
ing
isa
vaila
ble
toc
onst
ruct
the
BM
P,c
ondu
ctth
ete
stin
gan
dpu
blis
hth
ere
sult
s.
c.
The
resp
onsi
ble
offic
ial m
ay a
ppro
ve u
se o
f alt
erna
tive
wat
er q
uant
ity a
nd/o
r w
ater
qua
lity
trea
tmen
t dev
ices
that
are
acc
epta
ble
for
proj
ects
mee
ting
the
elig
ibili
tyr
equi
rem
ents
ofS
ectio
n40
.260
.110
with
evi
denc
e fr
om th
e ap
plic
ant t
hat
wat
er q
ualit
y, w
ater
qua
ntity
con
trol
, and
mai
ntai
nabi
lity
are
not a
ffec
ted.
The
proj
ectp
ropo
ses
tom
anag
ea
larg
epo
rtio
n of
the
stor
mw
ater
run
off b
y ut
iliz-
ing
rain
gar
dens
,per
viou
spa
vem
ent,
and
cist
erns
.
The
curr
entc
ode
refe
renc
esth
eP
uget
So
und
Stor
mw
ater
Man
ual (
1992
) as
the
BM
P M
anua
l. In
acc
orda
nce
with
the
coun
ty
curr
ent s
torm
wat
er c
ode
stor
mw
ater
c o
ntro
lvia
rai
nga
rden
san
dpe
rvio
us
pave
men
tsa
ren
ota
ccep
ted
outr
ight
.Fur
-th
erm
ore,
no
cred
itsa
reg
iven
for
utili
zing
co
mpo
st a
men
ded
soils
. How
ever
, th
ese
met
hods
use
dfo
rth
isp
roje
ctm
ayb
eac
-c e
pted
as
expe
rim
enta
lBM
Ps
purs
uant
to
CC
C4
0.38
0.04
0(B
)(4)(b
)(9).
Wat
erq
ualit
yan
dqu
antit
yco
ntro
lm
etho
dsu
sed
for
this
pro
ject
may
be
acc
epte
das
ex
peri
men
talB
MP
spu
rsua
ntto
CC
C
40.3
80.0
40(B
)(4)(b
)(9).
The
coun
tyis
pla
n-ni
ngto
upd
ate
and
adop
t a n
ew s
torm
-w
ater
ord
inan
ce
whi
ch r
efer
ence
s th
e D
OE
2005
Sto
rm-
wat
er M
anag
emen
t M
anua
lfor
Wes
tern
W
ashi
ngto
n.O
nce
the
new
ord
inan
ce is
in
eff
ect,
the
BM
Ps
used
for
this
pro
ject
w
ould
be
acce
pted
ou
trig
hta
sst
anda
rd
BM
Ps.
The
stor
mw
ater
c o
ntro
lmet
hods
ut
ilize
dfo
rth
is
proj
ectc
anb
eus
ed
ona
nex
peri
men
tal
basi
s.M
osto
fthe
co
ntro
lmet
hods
us
ed w
ill b
e ac
-c e
pted
out
righ
tup
ona
dopt
ion
of
the
new
sto
rmw
ater
c o
de.
Cla
RK
Co
un
ty C
om
pil
ed C
ase
stu
dy
feed
Ba
CK (c
onti
nued
)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 2918November2008
#Sp
ecifi
c Co
de
s ect
ion
Code
lan
guag
ed
iscu
ssio
n of
issu
e
doe
s de
sign
mee
t th
e co
ncep
tual
in
tent
of t
he c
ode?
d
oes
it m
eet t
he
tech
nica
l int
ent?
und
er w
hat c
ondi
-ti
ons
or c
ircu
m-
stan
ces
does
the
desi
gn m
eet t
he
code
inte
nt?
pot
enti
al s
olut
ions
to
add
ress
ing
code
ob
stac
les:
shor
t ter
m &
lon-
ger
term
sol
utio
ns
16
2006
IFC
503
.2.5
–
Req
uire
dTu
rn-
arou
nds
AND
CC
C
40.3
50.0
30(B
)(12)
(b)
–Tur
naro
und
Des
ign
Fire
app
arat
ustu
rnar
ound
sar
ere
quir
eda
nda
sin
dica
ted
don
otm
eett
he
requ
irem
ents
oft
heR
oad
Stan
dard
s.
No.
17
2006
IFC
503
.1.1
.5
–Fi
reA
cces
sR
oad
Fire
app
arat
us a
cces
s ro
ads
shal
l mai
ntai
n an
uno
bstr
ucte
d w
idth
of n
ot le
ss
than
20
feet
to w
ithin
150
feet
of a
ll ex
teri
or p
oint
s of
all
build
ings
.
Acc
ess
road
ssh
allh
ave
anu
nobs
truc
ted
vert
ical
cle
aran
ceo
fnot
less
than
13
.5 fe
et, w
ith a
n al
l wea
ther
dri
ving
sur
face
and
cap
able
of s
uppo
rtin
g th
e im
pose
d lo
ads
of fi
re a
ppar
atus
.
No.
18
2006
IFC
105
.6.1
6–
Fuel
Dis
pens
ing
Per
mits
The
Bio
dies
el fu
el s
tatio
n w
ill r
equi
re p
er-
mits
and
app
rova
lfro
mth
eFi
reM
arsh
al.
19
CC
C2
4.17
and
WAC
246
-272
A
WAC
246
-272
B
Ons
iteS
eptic
Sys
tem
s(O
SS)
Larg
eO
nsite
Sep
ticS
yste
ms
(LO
SS)
“Gre
yW
ater
Sys
tem
s”a
nds
izin
gof
Ons
ite
Sept
icS
yste
ms
(OSS
)N
oTh
eco
der
equi
res
each
uni
tto
be
size
d w
ith a
min
imum
of
2-b
edro
oms.
For
com
-bi
ned
blac
k an
d gr
ey w
ater
sy
stem
the
sizi
ngu
sed
is
120
gallo
nsp
erb
edro
om.
How
ever
, the
RS&
G’s
for
Wat
erC
onse
rvin
gO
n-Si
te
Was
tew
ater
Tre
atm
ent S
ys-
tem
s al
low
s de
sign
flow
s fo
r gr
eyw
ater
sys
tem
s to
be
red
uced
by
37.5
%fo
run
its w
ith tw
o be
droo
ms
and
50%
for
units
with
3
orm
ore
bedr
oom
sfr
om
the
min
imum
des
ign
flow
s fo
r co
mbi
ned
was
tew
ater
sy
stem
s.
The
prop
osed
gre
y w
ater
sy
stem
indi
cate
son
ly1
2”
soil
vert
ical
sep
arat
ion
in
soil
type
5.
The
LOSS
Rul
ere
quir
esa
min
imum
of2
4”
soil
vert
ical
sep
arat
ion.
Th
eref
ore,
this
pro
pose
dLO
SS w
ould
not
mee
t the
co
deto
pro
tect
pub
lic
heal
tha
nde
nvir
onm
ent.
Wor
k w
ith th
e W
ashi
ngto
nSt
ate
Dep
artm
ento
fH
ealt
hto
cha
nge
the
LOSS
req
uire
-m
ents
.
Cla
RK
Co
un
ty C
om
pil
ed C
ase
stu
dy
feed
Ba
CK (c
onti
nued
)
30 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#Sp
ecifi
c Co
de
sect
ion
Code
lan
guag
ed
iscu
ssio
n of
issu
e
doe
s de
sign
mee
t th
e co
ncep
tual
in
tent
of t
he c
ode?
d
oes
it m
eet t
he
tech
nica
l int
ent?
und
er w
hat c
ondi
-ti
ons
or c
ircu
m-
stan
ces
does
the
desi
gn m
eet t
he
code
inte
nt?
pot
enti
al s
olut
ions
to
add
ress
ing
code
ob
stac
les:
shor
t ter
m &
lon-
ger
term
sol
utio
ns
20
CC
C2
4.17
.010
(2)
–O
nsite
Sep
tic
Syst
ems
Insi
de U
GA’
s, c
onne
ctio
n to
pub
lic s
ewer
is r
equi
red
as a
con
ditio
n of
bui
ldin
g pe
rmit
issu
ance
for
any
new
str
uctu
re u
nles
s on
e (1
) of t
he fo
llow
ing
exce
p-tio
nsa
pplie
s:
a. T
he n
ew s
truc
ture
is a
n al
tera
tion,
exp
ansi
on o
r re
plac
emen
t of a
n ex
ist-
ing
stru
ctur
e w
hich
will
not
ent
ail a
mat
eria
l inc
reas
e in
sew
age
efflu
ent
prod
uctio
n.
b. T
he n
ew s
truc
ture
law
fully
inco
rpor
ates
no
on-s
ite s
ewag
e sy
stem
.
c. T
he n
ew s
truc
ture
is fo
r si
ngle
-fam
ily d
etac
hed
resi
dent
ial u
se, o
r a
non -
resi
dent
ial u
se, g
ener
atin
g a
proj
ecte
d ef
fluen
t flow
of n
ot m
ore
than
sev
en
hund
red
(700
)gal
lons
per
acr
epe
rda
y,if
:(1
) Su
ch u
se d
oes
not g
ener
ate
haza
rdou
s/da
nger
ous
was
te, a
s de
fined
by
appl
icab
le fe
dera
l, st
ate
or lo
cal l
aw; a
nd(2
) Ex
tens
ion
of p
ublic
sew
er is
impr
actic
al a
ccor
ding
to S
ectio
n 40
.370
.010
; and
(3)
A c
oven
ant t
o th
e co
unty
sur
veyo
r or
pur
veyo
r is
rec
orde
d w
hich
com
-m
its th
e cu
rren
t and
futu
re p
rope
rty
owne
r(s)
to c
onne
ct to
pub
lic s
ewer
w
ithin
twel
ve (1
2) m
onth
s of
sew
er b
ecom
ing
avai
labl
e. T
he c
oven
ant s
hall
also
con
tain
ap
rovi
sion
that
com
mits
the
curr
enta
ndfu
ture
pro
pert
yow
ner(
s) to
par
ticip
ate
in a
futu
re lo
cal i
mpr
ovem
ent d
istr
ict i
f thi
s is
the
met
hod
used
to e
xten
d se
wer
.
As
eptic
per
mit
cann
otb
eis
sued
by
Pub
lic
Hea
lth
unle
ss a
sew
er w
aive
r is
gra
nted
by
Com
mun
ityD
evel
opm
ent.
If a
wai
ver
was
issu
ed b
y C
omm
unity
D
evel
opm
ent,
Pub
lic H
ealt
h w
ould
hav
e co
ncer
nso
fthe
sm
alll
ots
ize.
The
lotm
ust
beb
ige
noug
hto
sup
port
bot
han
initi
ala
nd
rese
rve
drai
nfiel
ds.
No.
21
WAC
246
-290
–
Gro
upA
Pub
lic
Wat
erS
yste
ms
Com
mun
ity w
ater
sys
tem
- b
y de
finiti
on, a
Gro
up A
sys
tem
ser
ves
15 o
r m
ore
r esi
dent
ialc
onne
ctio
nso
r25
or
mor
epe
ople
per
day
for
60o
rm
ore
days
per
ye
ar.
As
desc
ribe
d be
low
, rai
nwat
er is
con
side
red
a su
rfac
e w
ater
sou
rce.
Bot
h G
roup
A a
nd G
roup
B
wat
er s
yste
ms
usin
g su
rfac
e w
ater
sou
rces
m
ustm
eett
her
equi
rem
ents
ofW
AC2
46-2
90
Par
t6fo
rus
toc
onsi
der
them
ade
quat
e.T
he
trea
tmen
t,m
onito
ring
,rec
ord
keep
ing
and
cert
ifica
tion
requ
irem
ents
for
surf
ace
wat
er
syst
ems
mak
e su
rfac
e w
ater
trea
tmen
t for
th
ese
smal
lsys
tem
sun
feas
ible
ina
lmos
tall
circ
umst
ance
s.
The
mic
ron
filte
r m
ay d
o a
good
job,
but
ther
e ar
e nu
mer
ous
com
plic
atio
ns w
ith th
e re
gula
-tio
ns(s
tate
and
fede
ral)
asth
eys
tand
toda
y,
incl
udin
g:
4.W
ashi
ngto
nSt
ate
DO
Hd
oes
nota
ppro
ve
poin
tofu
setr
eatm
ents
yste
ms
5. S
urfa
ce w
ater
sys
tem
s re
quir
e a
cert
ified
op
erat
or
6. S
urfa
ce w
ater
sys
tem
s m
ust h
ave
cont
inuo
us
turb
idity
and
chl
orin
ere
sidu
alm
onito
ring
7. C
hlor
inat
ion
is m
anda
tory
for
surf
ace
wat
er
syst
ems
Not
as
subm
itted
Cla
RK
Co
un
ty C
om
pil
ed C
ase
stu
dy
feed
Ba
CK (c
onti
nued
)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 3118November2008
appendiX B: Building Codes BaRRieRs matRiX
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
15
Mat
eria
ls
Red
list
/
6C
onst
ruct
ion
Car
bon
Foot
prin
t
Hur
dle
/M
onet
ary
Bui
ldin
g50
9.5
Gr o
upR
-2
Bui
ldin
gs
ofT
ype
IIIA
co
nstr
uctio
n
The
heig
htli
mita
tion
for
build
ings
ofT
ype
IIIA
co
nstr
uctio
nin
Gro
upR
-2s
hall
bein
crea
sed
to s
ix s
tori
es a
nd 7
5’ fe
et w
here
the
first
floo
r co
nstr
uctio
n ab
ove
the
base
men
t has
a fi
re-
resi
stan
cer
atin
gof
not
less
than
3h
ours
and
the
flo
or a
rea
is s
ubdi
vide
d by
2 h
our
fire
resi
stan
ce
fire
wal
ls in
to a
reas
not
less
than
300
0 sf
.
Cod
e in
cent
iviz
ess
teel
bui
ldin
gso
ver
woo
d du
e to
fire
res
ista
nce
requ
irem
ents
. W
ood
isb
ette
rch
oice
for
LBC
pro
ject
sba
sed
on r
egio
nal a
vaila
bilit
y, r
enew
able
re
sour
ce,l
ess
embo
died
ene
rgy,
and
be
tter
U-v
alue
. Fo
r w
ood
cons
truc
tion,
th
is c
ode
requ
ires
the
use
of fi
re r
esis
tant
pl
ywoo
d, s
ome
of w
hich
con
tain
s to
xins
on
the
mat
eria
lsr
edlis
t.Fi
rer
esis
tant
pl
ywoo
d pr
oduc
ts th
at d
o no
t con
tain
re
dlis
tmat
eria
lsa
rem
ore
cost
ly.
Fire
pro
tect
ion
25
Mat
eria
ls
Red
list
Hur
dle
/M
onet
ary
Bui
ldin
g70
4.11
Fire
ret
arda
nt
woo
dW
alls
that
term
inat
eat
roo
fso
fnot
less
than
2-
hour
fire
-res
ista
nt-r
ated
con
stru
ctio
n or
whe
re th
e ro
of, i
nclu
ding
the
deck
and
su
ppor
ting
cons
truc
tion,
isc
onst
ruct
ede
ntir
ely
of
nonc
ombu
stib
lem
ater
ials
.
Cod
e re
quir
es th
e us
e of
fire
res
ista
nt
plyw
ood,
som
e of
whi
ch c
onta
ins
toxi
ns
onth
em
ater
ials
red
list.
Fire
res
ista
nt
plyw
ood
prod
ucts
that
do
not c
onta
in
redl
istm
ater
ials
are
mor
eco
stly
.
Fire
pro
tect
ion
34
Net
zer
oEn
ergy
Hur
dle
/En
ergy
Ef
ficie
ncy
Bui
ldin
g12
03.2
Att
icS
pace
s-
requ
ired
in
sula
tion
Encl
osed
att
ics
and
encl
osed
raf
ter
spac
esfo
rmed
w
here
cei
lings
are
app
lied
dire
ctly
to th
e un
ders
ide
ofr
ooff
ram
ing
mem
bers
sha
llha
vec
ross
ve
ntila
tion
for
each
sep
arat
esp
ace
byv
entil
atin
gop
enin
gsp
rote
cted
aga
inst
the
entr
ance
ofr
ain
and
now
. B
lock
ing
and
brid
ging
sha
ll be
arr
ange
d so
as
not t
o in
terf
ere
with
the
mov
emen
t of a
ir. A
m
inim
umo
f1in
cho
fair
spac
esh
allb
epr
ovid
ed
betw
een
the
insu
latio
n an
d th
e ro
of s
heat
hing
. Th
ene
tfre
eve
ntila
ting
area
sha
llno
tbe
less
than
1/
150
of th
e ar
ea o
f the
spa
ce v
entil
ated
, with
50
per c
ento
fthe
req
uire
dve
ntila
ting
area
pro
vide
dby
ven
tilat
ors
loca
ted
inth
eup
per
port
ion
ofth
esp
ace
tob
eve
ntila
ted
atle
ast3
feet
abo
vee
ave
or c
orni
ce v
ents
with
the
bala
nce
of th
e re
quir
ed
vent
ilatio
npr
ovid
edb
yea
veo
rco
rnic
eve
nts.
Vent
edr
oofi
nth
isc
limat
eno
tnec
essa
ry.
By
requ
irin
gve
nt,c
anno
tmax
imiz
ein
sula
tion
inr
afte
rca
vity
mak
ing
itm
ore
diffi
cult
to a
chie
ve n
et z
ero
ener
gy
r equ
irem
ent.
Thi
sis
targ
eted
toc
hang
ein
the
2009
Was
hing
ton
Stat
eEn
ergy
Cod
eup
date
s.
Pre
vent
mol
d gr
owth
44
Net
zer
oEn
ergy
Hur
dle
/En
ergy
Ef
ficie
ncy
Bui
ldin
g12
03.3
.2U
nder
Flo
or
Vent
ilatio
nTh
em
in.n
eta
rea
ofv
entil
atio
nop
enin
gsh
alln
ot
be le
ss th
an 1
squ
are
foot
for
each
150
sf o
f cra
wl
spac
ear
eas.
Gre
yar
eas
inc
ode
arou
ndb
estp
ract
ice
for
ener
gy e
ffici
ency
and
indo
or a
ir q
ualit
y w
hich
is to
mec
hani
cally
con
ditio
n cr
awl
spac
ean
del
imin
ate
pass
ive
vent
ing
of
cold
out
door
air.
Pre
vent
mol
d gr
owth
type
of B
arri
er
Bri
ckW
all
(Har
d)B
arri
er c
ompl
etel
y pr
even
ts a
des
igne
r fr
om m
eetin
g th
e LB
C, u
nles
s th
e se
ctio
n is
cha
nged
or
mod
ified
.
Hur
dle
(Sof
t)B
arri
erc
anb
eov
erco
me
ifyo
uju
mp
high
eno
ugh
(add
ede
ffor
ton
the
part
oft
hed
esig
nte
am).
The
sea
rea
reas
oft
hec
ode
tolo
oka
tto
see
ifco
deis
sue
iso
fsi
gnifi
cant
impo
rtan
ce to
war
rant
the
extr
a ef
fort
.
~M
onet
ary
(Fin
anci
al)
Bar
rier
can
be
over
com
eif
addi
tiona
lmon
eyis
spe
nt.
~S
ite(F
inan
cial
)B
arri
erc
anb
eov
erco
me
ifad
ditio
nall
and
area
isp
rovi
ded.
~C
onst
ruct
abili
ty(T
ime)
Bar
rier
can
be
over
com
eif
addi
tiona
ltim
eis
spe
ntto
app
ealc
ode
orp
rese
nta
lter
nate
mea
ns.
~ E
nerg
y Ef
ficie
ncy
(Tim
e)B
arri
erc
anb
eov
erco
me
ifad
ditio
nalt
ime
iss
pent
toa
ppea
lcod
eor
pre
sent
alt
erna
tem
eans
.
32 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
54
Net
zer
oEn
ergy
Hur
dle
/En
ergy
Ef
ficie
ncy
Bui
ldin
g12
05.2
Win
dow
are
a r e
quir
edfo
rN
atur
alL
ight
The
min
imum
net
gla
zed
area
sha
llno
tbe
less
th
an 8
per
cent
of t
he fl
oor
area
of t
he r
oom
ser
ved.
Why
man
date
8%
?S
ome
proj
ects
may
be
desi
gned
to u
se le
ss w
hile
als
o en
suri
ng
adeq
uate
ligh
tand
incr
easi
nge
nerg
yef
ficie
ncy.
Ade
quat
eLi
ght-
A
ddre
ssed
in
com
men
tary
as
a10
% fl
oor
area
rul
e of
thum
b th
at w
as
redu
ced
64
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Bui
ldin
g12
05.3
Art
ifici
al L
ight
-
aver
age
of
10fc
Art
ifici
al li
ght s
hall
be p
rovi
ded
that
is a
dequ
ate
to
prov
ide
ana
vera
geil
lum
inat
ion
of1
0fo
ot-c
andl
es
over
the
area
oft
her
oom
ata
hei
ghto
f30
inch
es
abov
e th
e flo
or le
vel.
Man
dat o
ryF
cre
quir
emen
tdoe
sno
tad
dres
sne
eds
ofs
pace
.For
inst
ance
,a
bedr
oom
mig
ht n
eed
less
art
ifici
al li
ghtin
g.
Ov e
r-lig
htin
gsp
aces
enc
oura
ges
high
er
ener
gyu
se.
Ade
quat
elig
ht
74
Net
zer
oEn
ergy
Hur
dle/
M
onet
ary
Bui
ldin
g16
04.8
.1to
use
of S
traw
ba
lea
sa
late
ral
elem
ent
Anc
hora
ge o
f the
roo
f to
wal
ls a
nd c
olum
ns, a
nd
of w
alls
and
col
umns
to fo
unda
tions
, sha
ll be
pr
ovid
edto
res
istt
heu
plift
and
slid
ing
forc
esth
at
resu
ltfr
omth
eap
plic
atio
nof
the
pres
crib
edlo
ads.
Stra
w b
ale
is h
ighl
y in
sula
ted
, low
-cos
t w
all m
ater
ial.
Stru
ctur
al s
tren
gth
of s
traw
ba
le n
ot k
now
n an
d te
stin
g is
exp
ensi
ve.
Stru
ctur
als
tren
gth
of
stra
w b
ale
84
Net
zer
oEn
ergy
Hur
dle/
M
onet
ary
Bui
ldin
gTa
ble
602
to u
se o
f Str
aw
bale
whe
re
fire
ratin
g is
re
quir
ed
Tabl
e 60
2.pr
ovid
es fi
re r
atin
g re
quir
emen
ts fo
r ex
teri
or w
alls
. St
raw
bal
e is
hig
hly
insu
late
d , l
ow-
cost
wal
l mat
eria
l. N
ot c
ost e
ffec
tive
if ad
ditio
nal fi
re p
rote
ctiv
e m
ater
ial i
s r e
quir
eda
ndte
stin
gis
exp
ensi
ve.
Fire
pro
tect
ion
95
Mat
eria
ls
Red
list
/
8
A
ppro
pria
te
Mat
eria
ls
Rad
ius
Hur
dle
/C
onst
ruct
-ab
ility
Bui
ldin
g23
03.1
Pr e
serv
ativ
e-t
reat
edW
ood.
Lum
ber,
tim
ber,
ply
woo
d, p
iles
and
pole
s su
ppor
ting
perm
anen
tstr
uctu
res
requ
ired
by
Sect
ion
2304
.11
tob
epr
eser
vativ
etr
eate
dsh
all
conf
orm
toth
ere
quir
emen
tso
fthe
app
licab
le
AWPA
sta
ndar
dU
1an
dM
4fo
rth
esp
ecie
s,
prod
uct,
pres
erva
tive
and
end
use.
Pre
serv
ativ
es
hall
beli
sted
inS
ectio
n4
ofth
eAW
PAU
1.L
umbe
ran
d pl
ywoo
d us
ed in
woo
d fo
unda
tions
sys
tem
s sh
all c
onfo
rmto
Cha
pter
18.
Mos
t woo
d pr
eser
vativ
es a
ppro
ved
by
c ode
are
on
the
mat
eria
lsr
edlis
t.N
atur
al
spec
ies
with
in th
e m
ater
ials
rad
ius
requ
irem
ents
wou
ld b
e a
bett
er o
ptio
n fo
r LB
Cp
roje
cts.
Bur
den
ofp
roof
isp
uto
nth
e de
sign
team
to c
ome
up w
ith a
pro
duct
th
atg
ets
appr
oved
.
Pre
vent
dec
ay o
f woo
d st
ruct
ures
and
thus
po
tent
ialc
olla
pse
of
the
build
ing.
105
Mat
eria
lsR
ed
list/
8
A
ppro
pria
te
Mat
eria
ls
Rad
ius
Hur
dle
/C
onst
ruct
-ab
ility
Bui
ldin
g23
03.4
Woo
dsu
ppor
ted
byE
xter
ior
Foun
datio
n
Woo
dfr
amin
gm
embe
rsa
ndfu
rrin
gst
rips
at
tach
edd
irec
tly
toth
ein
teri
oro
fext
erio
rm
ason
ry o
r co
ncre
te w
alls
bel
ow g
rade
sha
ll be
of
appr
oved
nat
ural
lyd
urab
leo
rpr
eser
vativ
etr
eate
dw
ood.
Mos
t woo
d pr
eser
vativ
es a
ppro
ved
by
c ode
are
on
the
mat
eria
lsr
edlis
t.N
atur
al
spec
ies
with
in th
e m
ater
ials
rad
ius
requ
irem
ents
wou
ld b
e a
bett
er o
ptio
n fo
r LB
Cp
roje
cts.
Bur
den
ofp
roof
isp
uto
nth
e de
sign
team
to c
ome
up w
ith a
pro
duct
th
atg
ets
appr
oved
.
Pre
vent
dec
ay o
f woo
d st
ruct
ures
and
thus
po
tent
ialc
olla
pse
of
the
build
ing.
115
Mat
eria
lsR
ed
list/
8
A
ppro
pria
te
Mat
eria
ls
Rad
ius
Hur
dle
/C
onst
ruct
-ab
ility
Bui
ldin
g23
04.1
1W
ood
used
ab
ove
grou
nd,
woo
d su
ppor
ted
bye
xter
ior
foun
datio
ns,
exte
rior
s w
alls
be
low
gra
de
onin
side
of
mas
onry
,sl
eepe
rsa
nd
sills
, woo
d si
ding
Woo
dus
eda
bove
gro
und
inth
elo
catio
nsn
oted
sh
all b
e na
tura
lly d
urab
le w
ood
or p
rese
rvat
ive
trea
ted
woo
d us
ing
wat
er b
orne
pre
serv
ativ
es, i
n ac
cord
ance
with
AW
PA U
I for
abo
ve g
roun
d us
e.
Mos
t woo
d pr
eser
vativ
es a
ppro
ved
by
code
are
on
the
mat
eria
lsr
edlis
t.N
atur
al
spec
ies
with
in th
e m
ater
ials
rad
ius
requ
irem
ents
wou
ld b
e a
bett
er o
ptio
n fo
r LB
Cp
roje
cts.
Bur
den
ofp
roof
isp
uto
nth
e de
sign
team
to c
ome
up w
ith a
pro
duct
th
atg
ets
appr
oved
.
Pre
vent
dec
ay o
f woo
d st
ruct
ures
and
thus
po
tent
ialc
olla
pse
of
the
build
ing.
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 3318November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
124
Net
zer
oEn
ergy
Hur
dle
/En
ergy
Ef
ficie
ncy
Ener
gy20
1D
efini
tion:
D
esig
nH
eatin
gan
dC
oolin
gC
ondi
tions
The
heat
ing
orc
oolin
gou
tdoo
rde
sign
te
mpe
ratu
res
shal
lbe
sele
cted
from
0.6
%c
olum
nfo
r w
inte
r, a
nd 0
.5%
col
umn
for
sum
mer
from
th
eP
uget
Sou
ndC
hapt
ero
fASH
RA
Epu
blic
atio
n“R
ecom
men
ded
Out
door
Des
ign
Tem
pera
ture
s,
Was
hing
ton
Stat
e,A
SHR
AE.
”
Isth
isth
eri
ghtt
empe
ratu
rer
efer
ence
to
use
for
Vanc
ouve
ran
dC
lark
Cou
nty?
A
llow
ing
wid
er d
esig
n te
mpe
ratu
res
may
re
sult
in h
ighe
r ef
ficie
ncy.
Lar
ger
proj
ects
c a
nde
mon
stra
teth
isth
roug
hen
ergy
m
odel
ing,
sm
alle
rpr
ojec
tsa
nda
ffor
dabl
eho
usin
g w
ould
ben
efit f
rom
pre
scri
ptiv
e ap
proa
ch.
ASH
RA
E55
-200
4pr
ovid
es
expa
nded
com
fort
cri
teri
afo
rna
tura
lly
vent
ilate
dsp
aces
.
Ther
mal
com
fort
134
Net
zer
oEn
ergy
Hur
dle
/En
ergy
Ef
ficie
ncy
Ener
gy20
1D
efini
tions
: A
dvan
ced
Fram
ing
Adv
ance
dFr
amed
Wal
ls:
Stud
sfr
amed
on
24in
ch
cent
ers
with
dou
ble
top
plat
e an
d si
ngle
bot
tom
pl
ate.
Cor
ners
use
two
stud
s or
oth
er m
eans
of
full y
insu
latin
gco
rner
s,a
ndo
nes
tud
isu
sed
to
supp
orte
ach
head
er.
Hea
ders
con
sist
ofd
oubl
e2x
mat
eria
l with
R-1
0 in
sula
tion
betw
een
the
head
era
nde
xter
ior
shea
thin
g.In
teri
orp
artit
ion
wal
l/ex
teri
or w
all i
nter
sect
ions
are
fully
insu
late
d
in th
e ex
teri
or w
all.
(See
Sta
ndar
d Fr
amin
g an
d Se
ctio
n10
05.2
oft
his
Cod
e.)A
dvan
ced
Fram
ed
Cei
lings
:Adv
ance
dfr
amin
gas
sum
esfu
llan
dev
en
dept
hof
insu
latio
nex
tend
ing
toth
eou
tsid
eed
geo
fex
teri
or w
alls
. (Se
e St
anda
rd F
ram
ing
and
Sect
ion
1007
.2o
fthi
sC
ode.
)
Oth
er d
efini
tions
of a
dvan
ced
fram
ing
incl
ude
sing
le to
p pl
ate
allo
win
g de
crea
sed
use
ofm
ater
ials
and
incr
ease
den
ergy
effi
cien
cy.
Stru
ctur
alin
tegr
ity?
144
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Ener
gy30
1.2
Hea
ting
&
Coo
ling
-m
ore
stri
ngen
ten
velo
per
eqs
Ab
uild
ing
that
isd
esig
ned
tob
ebo
thh
eate
dan
dco
oled
sha
llm
eett
hem
ore
stri
ngen
toft
he
heat
ing
orc
oolin
gre
quir
emen
tsa
sre
quir
edin
this
co
de w
hen
requ
irem
ents
of t
he e
xter
ior
enve
lope
di
ffer
.
This
cod
e op
tion
does
n’t a
llow
for
ener
gy
prog
ram
min
g, o
r m
axim
izin
g ef
ficie
ncie
s be
twee
n ar
eas
of th
e bu
ildin
g w
hich
m
ight
pro
vide
was
te h
eat.
Red
uced
op
port
uniti
esfo
rde
sign
team
tod
esig
nm
osta
ppro
pria
tee
nvel
ope
tom
eetn
et
zero
ene
rgy
goal
s.
Pre
cede
ntfo
rm
ore
stri
ngen
tre
quir
emen
ts
154
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Ener
gy30
2.2.
1In
door
Des
ign
Tem
pera
ture
-
70
FH
eatin
g78
F
Coo
ling
Indo
ord
esig
nte
mpe
ratu
res
hall
be7
0ºF
for
heat
ing
and
78d
egre
esF
for
cool
ing.
Exc
eptio
n:
Oth
erd
esig
nte
mpe
ratu
res
may
be
used
for
equi
pmen
t sel
ectio
n if
it re
sult
s in
a lo
wer
ene
rgy
usag
e.
Exce
ptio
n do
esn’
t add
ress
how
to p
rove
lo
wer
ene
rgy
usag
e. P
ossi
ble
finan
cial
bu
rden
for
smal
ler
proj
ects
and
aff
orda
ble
hous
ing
proj
ects
.A
SHR
AE
55-2
004
prov
ides
exp
ande
dco
mfo
rtc
rite
ria
for
natu
rally
ven
tilat
eds
pace
s.
Ther
mal
com
fort
164
Net
zer
oEn
ergy
Hur
dle
Ener
gy30
2.1
Exte
rior
Des
ign
Con
ditio
nsTh
ehe
atin
gor
coo
ling
outd
oor
desi
gn
tem
pera
ture
ssh
allb
ese
lect
edfr
om0
.6%
col
umn
for
win
ter,
and
0.5
% c
olum
n fo
r su
mm
er fr
om
the
Pug
etS
ound
Cha
pter
ofA
SHR
AE
publ
icat
ion
“Rec
omm
ende
dO
utdo
orD
esig
nTe
mpe
ratu
res,
W
ashi
ngto
nSt
ate,
ASH
RA
E.”
(See
als
oW
ashi
ngto
nSt
ate
Ener
gyC
ode
Man
ual.)
May
be
too
stri
ngen
t;c
onsi
der
1,2
,or
4% d
ata
with
exp
ande
d in
teri
or d
esig
n co
nditi
ons
why
thes
e?
174
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Ener
gy50
2.1.
4.3
Insu
latio
nC
lear
ance
sW
here
req
uire
d,in
sula
tion
shal
lbe
inst
alle
dw
ith c
lear
ance
s ac
cord
ing
to m
anuf
actu
rer’
s sp
ecifi
catio
ns.
Insu
latio
n sh
all b
e in
stal
led
so th
at
r equ
ired
cle
aran
ces
shal
lbe
mai
ntai
ned
thro
ugh
inst
alle
dof
ap
erm
anen
tret
aine
r.
Sim
ilar
toIB
Cis
sue.
Inth
isc
limat
e,c
an’t
max
imiz
e in
sula
tion
so m
ore
diffi
cult
to
achi
eve
netz
ero
ener
gy.
Mol
d gr
owth
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
34 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
185
Mat
eria
lsR
ed
List
Hur
dle
/C
onst
ruct
-ab
ility
Ener
gy50
2.1.
6.2
Floo
rs:V
apor
re
tard
ers
Floo
rss
epar
atin
gco
nditi
onin
gsp
ace
from
un
cond
ition
eds
pace
sha
llha
vea
vap
orr
etar
der
inst
alle
d.T
hev
apor
ret
arde
rsh
allh
ave
aon
epe
rmd
ryc
upr
atin
gor
less
(i.e
.fou
rm
il[0
.004
in
chth
ick]
pol
yeth
ylen
eor
Kra
ftfa
ced
mat
eria
l).
Con
vent
iona
lmat
eria
lsc
onta
into
xins
on
the
mat
eria
lsr
edlis
t.A
lter
nativ
epr
oduc
ts
carr
ya
cost
pre
miu
m.
Moi
stur
epr
otec
tion
195
Mat
eria
lsR
ed
List
Hur
dle
/C
onst
ruct
-ab
ility
Ener
gy50
2.1.
6.6
Wal
ls:
Vapo
rre
tard
ers
Wal
lss
epar
atin
gco
nditi
oned
spa
cefr
om
unco
nditi
oned
spa
ces
hall
have
av
apor
ret
arde
rin
stal
led.
Fac
edb
atti
nsul
atio
nsh
allb
efa
ce
stap
led.
Exc
eptio
n: F
or C
limat
e Zo
ne 1
, woo
d fr
amed
wal
ls w
ith a
min
imum
of n
omin
al R
-5
c ont
inuo
usin
sula
ted
shea
thin
gin
stal
led
outs
ide
of
the
fram
ing
and
stru
ctur
als
heat
hing
.For
Clim
ate
Zone
2, w
ood
fram
ed w
alls
with
a m
inim
um o
f no
min
alR
-7.5
con
tinuo
usin
sula
ted
shea
thin
gin
teri
orc
avity
insu
latio
nfo
rth
ise
xcep
tion
shal
lbe
am
axim
umo
fnom
inal
R-2
1.
Con
vent
iona
lmat
eria
lsc
onta
into
xins
on
the
mat
eria
lsr
edlis
t.A
lter
nativ
epr
oduc
ts
carr
ya
cost
pre
miu
m.
Moi
stur
epr
otec
tion
204
Net
zer
oEn
ergy
Hur
dle
/C
onst
ruct
-ab
ility
Ener
gy50
2.1.
4.8
Slab
on
Gra
de
insu
latio
nSl
ab-o
n-gr
ade
insu
latio
n,in
stal
led
insi
deth
efo
unda
tion
wal
l, sh
all e
xten
d do
wnw
ard
from
th
eto
pof
the
slab
for
am
inim
umd
ista
nce
of
24 in
ches
or
dow
nwar
d an
d th
en h
oriz
onta
lly
bene
ath
the
slab
for
am
inim
umo
f24
inch
es.
Insu
latio
nin
stal
led
outs
ide
the
foun
datio
nsh
all
exte
nd d
ownw
ard
to a
min
imum
of 2
4 in
ches
or
t oth
efr
ostl
ine.
Abo
veg
rade
insu
latio
nsh
allb
epr
otec
ted.
Exc
eptio
n:F
orm
onol
ithic
sla
bs,t
he
insu
latio
n sh
all e
xten
d do
wnw
ard
from
the
top
of
the
slab
toth
ebo
ttom
oft
hefo
otin
g.
Whe
rein
sula
tion
islo
cate
din
side
the
foun
datio
n w
all,
conn
ectio
n be
twee
n fo
unda
tion
and
slab
not
add
ress
ed.
Ther
mal
bre
ak
215
Mat
eria
lsR
ed
List
Hur
dle
/M
onet
ary
Ener
gy50
2.1.
6.7
13
13.5
Gro
und
cove
rof
bla
ck
poly
ethy
lene
Ag
roun
dco
ver
of0
.006
inch
thic
kbl
ack
poly
ethy
lene
or
appr
oved
equ
als
hall
bela
ido
ver
the
grou
nd w
ithin
cra
wl s
pace
s. T
he g
roun
d co
ver
shal
l be
over
lapp
ed1
2in
ches
min
imum
att
he
join
ts a
nd s
hall
exte
nd to
the
foun
datio
n w
all.
Exce
ptio
n:T
heg
roun
dco
ver
may
be
omitt
edin
cr
awl s
pace
s if
the
craw
l spa
ce h
as a
con
cret
e sl
ab
floor
with
a m
inim
um th
ickn
ess
of 3
1/2
inch
es.
Con
v ent
iona
lgro
und
cove
rm
ater
ials
co
ntai
nto
xins
on
the
mat
eria
lsr
edlis
t.A
lter
nativ
epr
oduc
tsc
arry
ac
ostp
rem
ium
.
Moi
stur
epr
otec
tion
224
Net
zer
oEn
ergy
Hur
dle
/En
ergy
Ef
ficie
ncy
Indo
orA
ir
Qua
lity
502.
1.2
Vent
ilatio
nA
ll cr
awl s
pace
s sh
all b
e ve
ntila
ted
as s
peci
fied
in
1203
.3o
fthe
Inte
rnat
iona
lBui
ldin
gC
ode.
This
req
uire
men
tin
the
IBC
add
sex
tra
outs
ide
air
and
pote
ntia
lene
rgy
loss
,do
esn’
t acc
ount
for
heat
ed c
raw
l spa
ces.
Mol
d gr
owth
234
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Ener
gy50
5.3
Out
door
Li
ghtin
gLu
min
air e
spr
ovid
ing
outd
oor
light
ing
and
perm
anen
tly
mou
nted
toa
res
iden
tialb
uild
ing
or
too
ther
bui
ldin
gso
nth
esa
me
lots
hall
beh
igh
effic
acy
lum
inai
res.
Defi
nitio
n do
es a
llow
for
new
tech
nolo
gy
like
LED
sun
less
itis
put
on
am
otio
nse
nsor
-LE
Ds
notc
urre
ntly
con
duci
ve
toa
mot
ion
sens
or.C
ode
coul
did
entif
ym
axim
um w
atta
ge a
s op
pose
d to
fixt
ure
type
.
2411
Wat
er
Dis
char
geB
rick
Wal
lP
lum
bing
305.
1Se
wer
s R
equi
red
-ev
ery
bldg
.m
usth
ave
aco
nnec
tion
toa
pu
blic
sew
er
Ever
y bu
ildin
g in
whi
ch p
lum
bing
fixt
ures
are
in
stal
led
shal
lhav
ea
conn
ectio
nto
ap
ublic
or
priv
ate
sew
er e
xcep
t as
prov
ided
in S
ectio
n 30
5.2.
Onl
y ex
cept
ion
is fo
r pr
ojec
ts w
ithou
t se
wer
ava
ilabl
e fo
r us
eP
ublic
Hea
lth
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 3518November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
255
Mat
eria
lsR
ed
List
Hur
dle
/C
onst
ruct
-ab
ility
Plu
mbi
ng31
1.8
Scre
wed
fit
tings
opt
ions
do
not
incl
ude
gree
nm
ater
ials
Scre
wed
fitt
ings
sha
ll be
AB
S, c
ast i
ron,
cop
per
allo
y,m
alle
able
iron
,PVC
,ste
el,o
rot
her
appr
oved
m
ater
ials
.Thr
eads
sha
llbe
tapp
edo
uto
fsol
id
met
alo
rm
olde
din
sol
idA
BS
orP
VC.
Som
e ne
wer
mat
eria
ls a
re m
ore
envi
ronm
enta
lly s
ensi
tive
choi
ces
(PEX
). W
hatl
evel
ofp
roof
and
app
rova
lreq
uire
dfo
rm
ater
ials
not
list
inc
ode
lang
uage
?
2610
Net
zer
oW
ater
Hur
dle
/C
onst
ruct
-ab
ility
Plu
mbi
ng40
5.3
Uri
nals
tha
tdo
n’th
ave
aw
ash
at e
ach
disc
har g
ear
epr
ohib
ited
Fixe
d w
oode
n or
tile
was
h tr
ays
or s
inks
for
dom
estic
use
sha
llno
tbe
inst
alle
din
any
bui
ldin
gde
sign
edo
rus
edfo
rhu
man
hab
itatio
n.N
osh
eet
met
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bath
tub
shal
l be
inst
alle
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r e
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ecte
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odr
yor
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mic
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sh
allb
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stal
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ina
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uild
ing
used
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hum
an
habi
tatio
n, u
nles
s fir
st a
ppro
ved
by th
e H
ealt
h O
ffice
r.
Con
flict
s w
ith U
PC
sec
tion
601
exem
ptio
n fo
r w
ater
less
fixt
ures
. C
lean
ing
2710
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oW
ater
Hur
dle/
M
onet
ary
Plu
mbi
ng40
9W
ater
sup
ply
to
Uri
nal
Ever
y w
ater
sup
ply
to a
uri
nal s
hall
be p
rote
cted
by
an
appr
oved
-typ
eva
cuum
bre
aker
or
othe
rap
prov
ed b
ackfl
ow p
reve
ntio
n de
vice
as
desc
ribe
d in
Sec
tion
603.
3.
For
wat
erle
ss u
rina
ls, e
xtra
cos
t for
re
dund
ants
yste
m.
2810
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zer
oW
ater
Hur
dle
/M
onet
ary
Plu
mbi
ng60
1R
unni
ngW
ater
R
equi
red
Exce
pt w
here
not
dee
med
nec
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ry fo
r sa
fety
or
sani
tatio
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Aut
hori
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risd
ictio
n,
each
plu
mbi
ng fi
xtur
e sh
all b
e pr
ovid
ed w
ith a
n ad
equa
te s
uppl
y of
pot
able
run
ning
wat
er p
iped
th
eret
oin
an
appr
oved
man
ner,
so
arra
nged
as
to
flush
and
kee
p it
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cle
an a
nd s
anita
ry c
ondi
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ange
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kflow
or
cros
s-co
nnec
tion.
W
ater
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sets
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nals
sha
ll be
flus
hed
by
mea
ns o
f an
appr
oved
flus
h ta
nk o
r flu
shom
eter
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lve.
In ju
risd
ictio
ns th
at a
dopt
Cha
pter
16,
wat
er
clos
ets,
uri
nals
,and
trap
pri
mer
sin
des
igna
ted
non-
resi
dent
ial b
uild
ings
may
be
prov
ided
with
re
clai
med
wat
er a
s de
fined
and
reg
ulat
ed b
y C
hapt
er 1
6 of
this
cod
e. E
xcep
tion:
Lis
ted
fixtu
res
that
do
not r
equi
re w
ater
for
thei
r op
erat
ion
and
are
not c
onne
cted
to th
e w
ater
sup
ply.
Req
uiri
ng p
otab
le w
ater
sup
ply
to a
ll fix
ture
s un
derm
ines
abi
lity
of a
LB
C
proj
ect t
o us
e ha
rves
ted
rain
wat
er o
r re
clai
med
gre
ywat
er fo
r to
ilet fl
ushi
ng to
m
eet z
ero
wat
er g
oals
. Dua
l pip
ing
may
be
nec
essa
ry w
hich
pro
vide
s a
finan
cial
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rrie
rfo
raf
ford
able
hou
sing
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ject
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lich
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h
2910
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zer
oW
ater
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dle
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ng61
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erP
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ze o
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ater
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er a
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wat
er s
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y pi
pe fr
om th
e m
eter
or
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r so
urce
of
sup
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e fix
ture
sup
ply
bran
ches
, ris
ers,
fix
ture
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onne
ctio
ns, o
utle
ts, o
r ot
her
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sh
all b
eba
sed
onth
eto
tald
eman
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all
bed
eter
min
eda
ccor
ding
toth
em
etho
dsa
nd
proc
edur
eso
utlin
edin
this
sec
tion.
Wat
erp
ipin
gsy
stem
ssh
allb
ede
sign
edto
ens
ure
that
the
max
imum
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ociti
es a
llow
ed b
y th
e co
de a
nd th
e ap
plic
able
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ndar
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Wat
ers
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tions
bas
edo
nol
der
fixtu
res
- re
sult
ing
in w
ater
loss
es.
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
36 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
3011
Wat
er
Dis
char
geH
urdl
e/
Site
Plu
mbi
ng11
01.1
Stor
mD
rain
age
-co
der
equi
res
stor
md
rain
age
syst
em
All
roof
s,p
aved
are
as,y
ards
,cou
rts,
and
co
urty
ards
sha
llbe
dra
ined
into
as
epar
ate
stor
m
sew
er s
yste
m, o
r in
to a
com
bine
d se
wer
sys
tem
w
here
a s
epar
ate
stor
m s
yste
m is
not
ava
ilabl
e,
orto
som
eot
her
plac
eof
dis
posa
lsat
isfa
ctor
yto
th
eA
utho
rity
Hav
ing
Juri
sdic
tion.
In
case
ofo
ne-
and
two-
fam
ily d
wel
lings
, sto
rm w
ater
may
be
disc
harg
ed o
n fla
t are
as s
uch
as s
tree
ts o
r la
wns
so
long
as
the
stor
m w
ater
sha
ll flo
w a
way
from
th
e bu
ildin
g an
d aw
ay fr
om a
djoi
ning
pro
pert
y, a
nd
shal
lnot
cre
ate
anu
isan
ce.
Stan
dard
req
uire
sA
HJ
toin
depe
nden
tev
alua
te-
rat
her
than
pro
vidi
ngs
tand
ards
.LB
C p
roje
cts
man
age
stor
mw
ater
ons
ite
whe
re fe
asib
le s
o co
nnec
tion
to s
torm
se
wer
wou
ld r
equi
re a
n ap
peal
.
Stan
ding
wat
er
3110
Net
zer
oW
ater
/
1
1W
ater
Dis
char
ge
Hur
dle
Plu
mbi
ng16
02G
ray
Wat
er
defin
ition
Gra
y w
ater
is u
ntre
ated
hou
seho
ld w
aste
wat
er
that
has
not
com
e in
to c
onta
ct w
ith to
ilet w
aste
. G
ray
wat
er in
clud
es u
sed
wat
er fr
om b
atht
ubs,
sh
ower
s, a
nd b
athr
oom
was
h ba
sins
, and
wat
er
from
clo
thes
was
hers
and
laun
dry
tubs
. It s
hall
not i
nclu
de w
aste
wat
er fr
om k
itche
n si
nks
or
dish
was
hers
.
Defi
nitio
n do
esn’
t inc
lude
was
tew
ater
from
m
echa
nic a
lsys
tem
sor
oth
erc
omm
erci
al
uses
.
3210
Net
zer
oW
ater
/
1
1W
ater
Dis
char
ge
Hur
dle/
Si
teP
lum
bing
1606
Pro
cedu
refo
rEs
timat
ing
Gra
yW
ater
D
isch
arge
(A) T
he n
umbe
r of
occ
upan
ts o
f eac
h dw
ellin
g un
it sh
all b
e ca
lcul
ated
as
follo
ws:
Fir
st b
edro
om =
2;
Each
add
ition
al b
edro
om =
1.
(B) T
he e
stim
ated
gr
ay w
ater
flow
s fo
r ea
ch o
ccup
ant s
hall
be
calc
ulat
ed a
s fo
llow
s: S
how
ers,
bat
htub
s an
d w
ashb
asin
s =
25 G
PD
(95L
PD
); La
undr
y =
15 G
PD
(5
7 LP
D).
(C)T
heto
taln
umbe
rof
occ
upan
ts
shal
lbe
mul
tiplie
dby
the
appl
icab
lee
stim
ated
gr
ay w
ater
dis
char
ge a
s pr
ovid
ed a
bove
, and
th
e ty
pe o
f fixt
ures
con
nect
ed to
the
gray
wat
er
syst
em.
Exam
ple
1: S
ingl
e-fa
mily
dw
ellin
g; th
ree
bedr
oom
s w
ith s
how
ers,
bat
htub
s, w
ashb
asin
s,
and
laun
dry
faci
litie
sal
lcon
nect
edto
the
gray
w
ater
sys
tem
: Tot
al n
umbe
r of
occ
upan
ts =
2 +
1
+1 =
4; E
stim
ated
gra
y w
ater
flow
= 4
x (2
5 +
15) =
160
GP
D, m
etri
c =
4 x
(95
+ 57
) = 6
08 L
PD
. Ex
ampl
e 2:
Sin
gle-
fam
ily d
wel
ling;
four
bed
room
s w
ith o
nly
the
clot
hes
was
her
conn
ecte
d to
the
gray
w
ater
sys
tem
: Tot
al n
umbe
r of
occ
upan
ts =
2 +
1
+1 +
1=
5; E
stim
ated
gra
y w
ater
flow
= 5
x 1
5 =
75
GP
D, m
etri
c =
5 x
57 =
285
LP
D.
Ove
rest
imat
es g
ray
wat
er b
y a
fact
or
of4
,req
uiri
ngm
ore
area
req
uire
dfo
rsu
bsur
face
dri
pir
riga
tion
syst
ems.
C
alcu
latio
ns s
houl
d us
e m
ore
effic
ient
fix
ture
per
form
ance
.
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 3718November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
3310
Net
zer
oW
ater
Bri
ck w
all
Plu
mbi
ng16
14D
efini
tions
Rec
laim
ed w
ater
is w
ater
that
, as
a re
sult
of
tert
iary
trea
tmen
t of d
omes
tic w
aste
wat
er b
y a
publ
ic a
genc
y, is
sui
tabl
e fo
r a
dire
ct b
enefi
cial
use
or
a c
ontr
olle
d us
e th
at w
ould
not
oth
erw
ise
occu
r. Th
ele
velo
ftre
atm
enta
ndq
ualit
yof
the
recl
aim
ed
wat
er s
hall
be a
ppro
ved
by th
e pu
blic
hea
lth
Aut
hori
tyH
avin
gJu
risd
ictio
n.F
orth
epu
rpos
eof
this
cha
pter
,ter
tiary
trea
tmen
tsha
llre
sult
in
wat
er th
at is
ade
quat
ely
oxid
ized
, cla
rifie
d,
coag
ulat
ed, fi
lter
ed, a
nd d
isin
fect
ed s
o th
at a
t so
me
loca
tion
inth
etr
eatm
entp
roce
ss,t
hes
even
(7
)day
med
ian
num
ber
ofto
talc
olifo
rmb
acte
ria
in
daily
sam
ples
doe
s no
t exc
eed
two
and
two-
tent
hs
(2.2
) per
one
hun
dred
(100
)mill
ilite
rs,a
ndth
enu
mbe
rof
tota
lcol
iform
bac
teri
ado
esn
ote
xcee
dtw
enty
-thr
ee (2
3) p
er o
ne h
undr
ed (1
00) m
illili
ters
in
any
sam
ple.
The
wat
er s
hall
be fi
lter
ed s
o th
at
the
daily
ave
rage
turb
idity
doe
s no
t exc
eed
two
(2) t
urbi
dity
uni
tsu
pstr
eam
from
the
disi
nfec
tion
proc
ess.
Spe
cific
ally
exc
lude
d fr
om th
is d
efini
tion
is g
ray
wat
er, w
hich
is d
efine
d in
Par
t 1 o
f thi
s ch
apte
r.
Exce
ptio
n do
es n
ot a
llow
gra
y w
ater
, whi
ch
may
be
nece
ssar
yto
ach
ieve
net
zer
ow
ater
.
Gra
y w
ater
exc
lude
d fr
om r
ecla
imed
wat
er
defin
ition
345
Mat
eria
ls
Red
list
Hur
dle
/C
onst
ruct
-ab
ility
Plu
mbi
ng16
17P
ipe
Mat
eria
l-
Rec
laim
ed
wat
er p
ipe
mar
ked
by
tape
fabr
icat
ed
byp
oly
viny
lch
lori
de
Rec
laim
ed w
ater
pip
ing
and
fittin
gs s
hall
be a
s re
quir
ed in
this
cod
e fo
r po
tabl
e w
ater
pip
ing
and
fittin
gs. A
ll re
clai
med
wat
er p
ipe
and
fittin
gs s
hall
be c
ontin
uous
ly w
rapp
ed w
ith p
urpl
e-co
lore
d M
ylar
. The
wra
ppin
g ta
pe s
hall
have
a m
inim
um
nom
inal
thic
knes
s of
five
ten-
thou
sand
ths
(0.0
005)
inch
and
a m
inim
um w
idth
of 2
inch
es.
T ape
sha
llbe
fabr
icat
edo
fpol
y(vi
nylc
hlor
ide)
w
ith a
syn
thet
ic r
ubbe
r ad
hesi
ve a
nd a
cle
ar
pol y
prop
ylen
epr
otec
tive
coat
ing
ora
ppro
ved
equa
l.Th
eta
pes
hall
bep
urpl
e(P
anto
nec
olor
#
512)
and
sha
llbe
impr
inte
din
nom
inal
1/2
inch
hi
gh, b
lack
upp
erca
se le
tter
s, w
ith th
e w
ords
, “C
AU
TIO
N:R
ECLA
IMED
WAT
ER,D
ON
OT
DR
INK
.”
The
lett
erin
g sh
all b
e im
prin
ted
in tw
o pa
ralle
l lin
es, s
uch
that
aft
er w
rapp
ing
the
pipe
with
a
1/2
wid
th o
verl
ap, o
ne fu
ll lin
e of
text
sha
ll be
vi
sibl
e.W
rapp
ing
tape
isn
otr
equi
red
for
buri
ed
PVC
pip
e m
anuf
actu
red
with
pur
ple
colo
r in
tegr
al
t oth
epl
astic
and
mar
ked
ono
ppos
ites
ides
to
read
,“C
AU
TIO
N:R
ECLA
IMED
WAT
ER,D
ON
OT
DR
INK
”in
inte
rval
sno
tto
exce
edth
ree
feet
.A
llva
lves
, exc
ept fi
xtur
e su
pply
con
trol
val
ves
shal
l be
equ
ippe
d w
ith a
lock
ing
feat
ure.
All
mec
hani
cal
equi
pmen
t tha
tis
appu
rten
antt
oth
ere
clai
med
w
ater
sys
tem
sha
ll be
pai
nted
to m
atch
the
Myl
ar
wra
ppin
g ta
pe.
Cod
e de
finiti
on o
f mar
king
tape
vio
late
s m
ater
ials
red
listp
rere
quis
ite.E
xpan
dde
finiti
on o
f wha
t typ
es o
f mat
eria
ls c
an b
e us
edfo
rm
arki
ng.
Nee
dto
iden
tify
pipe
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
38 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
3511
Wat
er
Dis
char
geH
urdl
e/
Site
P
lum
bing
1101
..5.6
Subs
oild
rain
s-
mus
tbe
10’
from
pro
pert
ylin
e
Not
hing
inS
ectio
n11
01.5
sha
llpr
even
tdra
ins
that
ser
ve e
ither
sub
soil
drai
ns o
r ar
eaw
ays
ofa
det
ache
dbu
ildin
gfr
omd
isch
argi
ngto
a
prop
erly
gra
ded
open
are
a,p
rovi
ded
that
:1.
They
do
not s
erve
con
tinuo
usly
flow
ing
spri
ngs
or g
roun
dwat
er;
2. T
he p
oint
of d
isch
arge
is a
t l e
ast1
0fe
etfr
oma
nyp
rope
rty
line;
and
3.I
tis
impr
actic
able
tod
isch
arge
suc
hdr
ains
toa
sto
rm
drai
n, to
an
appr
oved
wat
er c
ours
e, to
the
fron
t s t
reet
cur
bor
gut
ter,
or
toa
nal
ley.
LBC
pro
ject
s at
tem
pt to
man
age
all w
ater
on
site
.Ade
quat
esi
tea
rea
requ
ired
to
man
age
alls
torm
dra
inag
e.
3611
Wat
er
Dis
char
geB
rick
Wal
lP
lum
bing
1601
.AG
ray
Wat
er
allo
wed
for
sing
lefa
mily
on
lyfo
run
derg
roun
dla
ndsc
ape
irri
gatio
n
The
prov
isio
nso
fthi
sch
apte
rsh
alla
pply
toth
eco
nstr
uctio
n, a
lter
atio
n, a
nd r
epai
r of
gra
y w
ater
sy
stem
sfo
run
derg
roun
dla
ndsc
ape
irri
gatio
n.
Inst
alla
tions
sha
ll be
allo
wed
onl
y in
sin
gle-
fam
ily
dwel
lings
. The
sys
tem
sha
ll ha
ve n
o co
nnec
tion
to a
ny p
otab
le w
ater
sys
tem
and
not
res
ult i
n an
y su
rfac
ing
of th
e gr
ay w
ater
. Ex
cept
oth
erw
ise
prov
ided
for
inth
isc
hapt
er,t
hep
rovi
sion
sof
this
co
de s
hall
be a
pplic
able
to g
ray
wat
er in
stal
latio
n.
Cod
e do
es n
ot a
llow
gre
ywat
er s
ubsu
rfac
e dr
ipir
riga
tion
syst
ems
for
mul
tifam
ily
build
ings
.
Con
tam
inat
ion
3710
Net
zer
oW
ater
Bri
ckW
all
Plu
mbi
ng16
18.0
(A)
Hos
eB
ib
inst
alla
tion
Hos
e bi
bs s
hall
not b
e al
low
ed o
n re
clai
med
wat
er
pipi
ngs
yste
ms.
Hos
e bi
bs s
houl
d be
allo
wed
on
the
recl
aim
ed w
ater
sys
tem
to m
eet z
ero
wat
er g
oals
.
Con
tam
inat
ion
3810
Net
zer
oW
ater
Hur
dle/
M
onet
ary
Plu
mbi
ng16
18.0
(B)
Inst
alla
tion
-re
quir
es
devi
ces
to a
llow
fo
rde
activ
atio
n
The
recl
aim
ed w
ater
sys
tem
and
the
pota
ble
wat
er
syst
em w
ithin
the
build
ing
shal
l be
prov
ided
with
th
e re
quir
eda
ppur
tena
nces
(val
ves,
air
/vac
uum
re
lief v
alve
s, e
tc.)
to a
llow
for
deac
tivat
ion
or
drai
nage
as
may
be
requ
ired
by
this
cha
pter
.
Cos
tiss
ues
for
deac
tivat
ion
drai
nage
.C
onta
min
atio
n
3910
Net
zer
oW
ater
Hur
dle/
Si
teP
lum
bing
1618
.0©
T ren
chin
g-
recl
aim
edc
an’t
bein
sam
etr
ench
-m
ust
be 1
0’ a
way
Rec
laim
ed w
ater
pip
es s
hall
not b
e ru
n or
laid
in
the
sam
e tr
ench
as
pota
ble
wat
er p
ipes
. A
ten
foot
ho
rizo
ntal
sep
arat
ion
shal
l be
mai
ntai
ned
betw
een
pres
suri
zed,
bur
ied
recl
aim
ed a
nd p
otab
le w
ater
pi
ping
. Bur
ied
pota
ble
wat
er p
ipes
cro
ssin
g pr
essu
rize
d re
clai
med
wat
er p
ipes
sha
ll be
laid
a
min
imum
of 1
2 in
ches
abo
ve th
e re
clai
med
wat
er
pipe
s. R
ecla
imed
wat
er p
ipes
laid
in th
e sa
me
tren
ch o
r cr
ossi
ng b
uild
ing
sew
er o
r dr
aina
ge
pipi
ng s
hall
be in
stal
led
in c
ompl
ianc
e w
ith
Sect
ions
609
.0a
nd7
20.0
oft
his
code
.Rec
laim
ed
wat
er p
ipes
sha
ll be
pro
tect
ed s
imila
r to
pot
able
w
ater
pip
es.
Req
uir e
sve
ryla
rge
lott
om
ake
recl
aim
ed
wat
er s
uppl
y sy
stem
s fe
asib
le.
Con
tam
inat
ion
405
Mat
eria
lsR
ed
list
Hur
dle
/C
onst
ruct
-ab
ility
Plu
mbi
ngA
ppen
dix
Pip
eSt
anda
rds
UP
Cp
rovi
des
stan
dard
sfo
rP
VCa
ndC
PVC
onl
y.
No
stan
dard
sfo
ral
tern
ativ
epl
umbi
ng
mat
eria
lsn
otli
sted
on
mat
eria
lsr
edlis
t(i.
e. P
EX).
4110
Net
zer
oW
ater
Hur
dle/
Si
teP
lum
bing
Tabl
e16
-1Lo
catio
nof
G
ray
Wat
er
Syst
em
Tabl
e16
-1p
rovi
des
setb
ack
requ
irem
ents
for
grey
wat
er h
oldi
ng ta
nks
and
disp
osal
fiel
ds.
Req
uire
sve
ryla
rge
lott
oha
ndle
gr
eyw
ater
. Allo
win
g gr
eyw
ater
for
reus
e ca
nhe
lpL
BC
pro
ject
sm
eetL
BC
goa
lsfo
rne
t zer
o w
ater
.
Con
tam
inat
ion
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 3918November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
4211
Wat
er
Dis
char
geH
urdl
e/
Con
stru
ct-
abili
ty
Mec
hani
cal
307.
2.1
cond
ensa
te
disp
osal
Con
dens
ate
from
all
cool
ing
coils
and
eva
pora
tors
sh
allb
eco
nvey
edfr
omth
edr
ain
pan
outle
tto
an
appr
oved
pla
ceo
fdis
posa
l.C
onde
nsat
esh
alln
ot
disc
harg
ein
toa
str
eet,
alle
yor
oth
era
reas
so
as
toc
ause
an
uisa
nce.
Wat
ers
ourc
eto
dra
inag
esy
stem
-n
eeds
to
be
deal
t with
on
site
for
LBC
pro
ject
s.
Con
side
r al
low
ing
reus
e of
con
dens
ate.
434
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Mec
hani
cal
403.
2O
utdo
orA
ir
Req
uire
dTh
em
inim
umv
entil
atio
nra
teo
freq
uire
dou
tdoo
rai
r sh
all b
e de
term
ined
in a
ccor
danc
e w
ith S
ectio
n 40
3.3.
Vent
ilatio
nra
tes
base
dso
lely
on
occu
panc
yte
ndto
sup
ply
mor
eou
tsid
eai
rth
ann
eces
sary
by
othe
rm
etho
ds.
Allo
win
g ai
r qu
ality
sen
sors
for
mea
suri
ng
min
imum
ven
tilat
ion
can
help
sav
een
ergy
.
Ind
oor
Air
Qua
lity
444
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Mec
hani
cal
403.
3Ve
ntila
tion
Rat
eVe
ntila
tion
syst
ems
shal
lbe
desi
gned
toh
ave
the
capa
city
tos
uppl
yth
em
inim
umo
utdo
or
airfl
ow r
ate
dete
rmin
ed in
acc
orda
nce
with
tabl
e 40
3.3
base
don
the
occu
panc
yof
the
spac
ean
dth
eoc
cupa
ntlo
ado
rot
her
para
met
era
sst
ated
th
erei
n.T
heo
ccup
antl
oad
utili
zed
for
desi
gno
fth
eve
ntila
tion
syst
ems
hall
notb
ele
ssth
anth
enu
mbe
rde
term
ined
from
the
estim
ated
max
imum
oc
cupa
ntlo
adr
ate
indi
cate
din
Tab
le4
03.3
.Ve
ntila
tion
rate
sfo
roc
cupa
ncie
sno
trep
rese
nted
in
Tab
le4
03.3
sha
llbe
det
erm
ined
by
ana
ppro
ved
engi
neer
ing
anal
ysis
.The
ven
tilat
ion
syst
em
shal
lbe
desi
gned
tos
uppl
yth
ere
quir
edr
ate
of
vent
ilatio
nai
rco
ntin
uous
lyd
urin
gth
e pe
riod
the
build
ing
is o
ccup
ied,
exc
ept a
s ot
herw
ise
stat
ed
ino
ther
pro
visi
ons
ofth
eco
de.
Exce
ptio
n:T
he
occu
pant
load
isn
otr
equi
red
tob
ede
term
ined
,ba
sed
onth
ees
timat
edm
axim
umo
ccup
antl
oad
rate
indi
cate
d in
Tab
le 4
03.3
whe
re a
ppro
ved
s tat
istic
ald
ata
docu
men
tthe
acc
urac
yof
an
alte
rnat
eoc
cupa
ntd
ensi
ty.
Tabl
eov
erp
redi
cts
occu
panc
yby
bas
ing
max
imum
on
egre
ssle
vels
rat
her
than
de
sign
occ
upan
cy.
Ind
oor
Air
Qua
lity
454
Net
zer
oEn
ergy
Hur
dle/
En
ergy
Ef
ficie
ncy
Mec
hani
cal
514.
2En
ergy
R
ecov
ery
Vent
ilatio
nSy
stem
s-
proh
ibite
dap
plic
atio
ns
Ener
gyr
ecov
ery
vent
ilatio
nsy
stem
ssh
alln
ot
be u
sed
in th
e fo
llow
ing
syst
ems:
1. H
azar
dous
ex
haus
tsys
tem
sco
vere
din
Sec
tion
510.
2.D
ust,
stoc
k,a
ndr
efus
esy
stem
sth
atc
onve
yex
plos
ive
or fl
amm
able
vap
ors,
fum
es o
r du
st.
3. S
mok
e c o
ntro
lsys
tem
sco
vere
din
Sec
tion
513.
4.
Com
mer
cial
kitc
hen
exha
usts
yste
ms
serv
ing
Type
Ia
ndT
ype
IIho
ods.
5.
Clo
thes
dry
er
ex
haus
tsy
stem
sco
vere
din
Sec
tion
504.
Losi
ngo
ppor
tuni
ties
for
heat
rec
laim
.C
onta
min
atio
n
4610
Net
zer
oW
ater
Hur
dle
Mec
hani
cal
1005
.2P
otab
leW
ater
Su
pply
(Boi
lers
)Th
e w
ater
sup
ply
to a
ll bo
ilers
sha
ll be
con
nect
ed
in a
ccor
danc
e w
ith th
e In
tern
atio
nal P
lum
bing
C
ode.
Non
pota
ble
wat
er s
uppl
y su
ch a
s re
clai
med
wat
er c
an a
ssis
t with
mee
ting
net z
ero
wat
er g
oals
.
Legi
onar
ies
dise
ase
4711
Wat
er
Dis
char
geH
urdl
e/
Site
Mec
hani
cal
1009
.3O
pen-
type
ex
pans
ion
tank
(d
rain
age)
Ope
n-ty
pee
xpan
sion
tank
ssh
allb
elo
cate
da
min
imum
of4
feet
abo
veth
ehi
ghes
thea
ting
elem
ent.
The
tank
sha
llbe
ade
quat
ely
size
dfo
r th
e ho
t wat
er s
yste
m. A
n ov
erflo
w w
ith a
m
inim
umd
iam
eter
of1
inch
sha
llbe
inst
alle
dat
th
e to
p of
the
tank
. The
ove
rflow
sha
ll di
scha
rge
the
drai
nage
sys
tem
in a
ccor
danc
e w
ith th
e In
tern
atio
nalP
lum
bing
Cod
e.
Wat
ers
ourc
eto
dra
inag
esy
stem
-n
eeds
to
be
deal
t with
on
site
, con
side
r de
finin
g ov
erflo
w a
s gr
eyw
ater
allo
wed
for
toile
t flu
shin
g.
Con
tam
inat
ion
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
40 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
4811
Wat
er
Dis
char
geH
urdl
e/
Site
Mec
hani
cal
1206
.2Sy
stem
Dra
in
Dow
nH
ydro
nic
pipi
ngs
yste
ms
shal
lbe
desi
gned
and
in
stal
led
top
erm
itth
esy
stem
tob
edr
aine
d.
Whe
reth
esy
stem
dra
ins
toth
epl
umbi
ngd
rain
age
syst
em,t
hein
stal
latio
nsh
allc
onfo
rmto
the
requ
irem
ents
oft
heIn
tern
atio
nalP
lum
bing
Cod
e.
Wat
ers
ourc
eto
dra
inag
esy
stem
-n
eeds
to
be
deal
t with
on
site
, con
side
r al
low
ing
for
drai
nage
to a
gre
ywat
er r
euse
sys
tem
.
493
Hab
itat
Exch
ange
11
Wat
erD
isch
arge
Hur
dle/
Si
teFi
r e
503.
1.1
Fire
App
arat
us
Acc
ess
Roa
dsA
ppro
ved
fire
appa
ratu
s ac
cess
roa
ds s
hall
be
prov
ided
for
ever
yfa
cilit
y,b
uild
ing,
or
port
ion
of
a bu
ildin
g an
d sh
all e
xten
d to
with
in 1
50’ o
f all
port
ions
oft
hefa
cilit
y.
Mor
e la
nd r
equi
red
to a
chie
ve fi
re a
cces
s fo
rre
side
ntia
ldev
elop
men
t.To
allo
w fi
re tr
ucks
to
easi
lye
nter
and
exi
tth
e si
te to
ass
ist i
n fir
e fig
htin
g
503
Hab
itat
Exch
ange
11
Wat
erD
isch
arge
Hur
dle/
Si
teFi
r e
D10
6.1
Fire
App
arat
us
Acc
ess
Roa
dsM
ulti
Fam
ilyr
esid
entia
lpro
ject
sha
ving
mor
eth
an
100
dwel
lings
uni
ts s
hall
be e
quip
ped
thro
ugho
ut
with
two
sepa
rate
and
app
rove
d fir
e ap
para
tus
acce
ssr
oads
.
Mor
e la
nd r
equi
red
to a
chie
ve fi
re a
cces
s fo
rre
side
ntia
ldev
elop
men
t.To
allo
w fi
re tr
ucks
to
easi
lye
nter
and
exi
tth
e si
te to
ass
ist i
n fir
e fig
htin
g
Bu
ild
ing
Co
des
Ba
RR
ieR
s m
atR
iX (c
onti
nued
)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 4118November2008
#lB
C p
rere
q.
aff
ecte
dty
pe o
f B
arri
erCo
deCo
de
sect
ion
des
crip
tion
Code
lan
guag
ep
roje
ct C
once
rnCo
de is
sue
4811
Wat
er
Dis
char
geH
urdl
e/
Site
Mec
hani
cal
1206
.2Sy
stem
Dra
in
Dow
nH
ydro
nic
pipi
ngs
yste
ms
shal
lbe
desi
gned
and
in
stal
led
top
erm
itth
esy
stem
tob
edr
aine
d.
Whe
reth
esy
stem
dra
ins
toth
epl
umbi
ngd
rain
age
syst
em,t
hein
stal
latio
nsh
allc
onfo
rmto
the
requ
irem
ents
oft
heIn
tern
atio
nalP
lum
bing
Cod
e.
Wat
ers
ourc
eto
dra
inag
esy
stem
-n
eeds
to
be
deal
t with
on
site
, con
side
r al
low
ing
for
drai
nage
to a
gre
ywat
er r
euse
sys
tem
.
493
Hab
itat
Exch
ange
11
Wat
erD
isch
arge
Hur
dle/
Si
teFi
re
503.
1.1
Fire
App
arat
us
Acc
ess
Roa
dsA
ppro
ved
fire
appa
ratu
s ac
cess
roa
ds s
hall
be
prov
ided
for
ever
yfa
cilit
y,b
uild
ing,
or
port
ion
of
a bu
ildin
g an
d sh
all e
xten
d to
with
in 1
50’ o
f all
port
ions
oft
hefa
cilit
y.
Mor
e la
nd r
equi
red
to a
chie
ve fi
re a
cces
s f o
rre
side
ntia
ldev
elop
men
t.To
allo
w fi
re tr
ucks
to
easi
lye
nter
and
exi
tth
e si
te to
ass
ist i
n fir
e fig
htin
g
503
Hab
itat
Exch
ange
11
Wat
erD
isch
arge
Hur
dle/
Si
teFi
r e
D10
6.1
Fire
App
arat
us
Acc
ess
Roa
dsM
ulti
Fam
ilyr
esid
entia
lpro
ject
sha
ving
mor
eth
an
100
dwel
lings
uni
ts s
hall
be e
quip
ped
thro
ugho
ut
with
two
sepa
rate
and
app
rove
d fir
e ap
para
tus
acce
ssr
oads
.
Mor
e la
nd r
equi
red
to a
chie
ve fi
re a
cces
s fo
rre
side
ntia
ldev
elop
men
t.To
allo
w fi
re tr
ucks
to
easi
lye
nter
and
exi
tth
e si
te to
ass
ist i
n fir
e fig
htin
g
appendiX C: lBC oveRlay site designs foR siX Case study pRojeCts
lopeZ Community land tRust ZeRo net eneRgy pRojeCt
architect: Mithunjurisdiction: LopezIsland,WAZoning: RuralResidential# of units: 10SingleFamilyHousesand2Rentals
project description:
The Lopez Community Land Trust is finishing construction on a 10-unit affordable, rural, zero-net energyprojectona7-acreparcelonLopezIsland.Developmentisclusteredaround2ofthe7acresand pre-development conditions included forest and meadow with good southern solar exposure. The homes promote energy and water independence while preserving the rural character and ecological diversity of the site. The original low impact development design includes rain gardens in parking areas, reduced impervious surfaces, and rainwater harvesting for clothes washing, toilet flushing, and irrigation. The project utilized an existing well onsite.
Thesmallfootprinthomesrangefrom740–890squarefeet.Thehomesareconstructedfromstructural timber framing with strawbale infill. Part of the zero-net energy strategies include high performance fiberglass windows, a 36kW photovoltaic array and wind generator to produce on-site renewable energy, and using a solar hot water pre-heat system. Each house will have energy and water use meters to monitor resource use.
living Building Challenge design Changes:
The following changes were made to the Lopez Community Land Trust project to allow it to comply with the Living Building Challenge (LBC) criteria specifically related to water. The LBC requires that 100% of all building water come from captured precipitation and 100% of stormwater and wastewater be managed on site. The following outlines the design response to these criteria by system:
1. Potable Water- Prior to this re-design, this project was designed to meet 100% of is nonpotable water needs from rainwater. The existing design included a 33,000 gallon cistern and a pump house for this non-potable system. To meet its potable and fire needs the project also had a Group A public water system designed. The LBC redesign included the following changes:
a) Eliminate the group A water system.
b) Convert the non-potable rainwater water system into a potable system. This was accomplished by adding more filtration and disinfection to the system. Calculations were prepared and are included to show how the potable needs can be met with the existing cistern.
2. Sewage- Prior to the redesign the sewage disposal for the project was handled off-site by pumping the sewage to the Fisherman’s Bay Sewer District lagoon on the parcel to the south. To manage all of the wastewater disposal needs on-site the following changes were made to thesystem:
42 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
a) Each unit was outfitted with composting toilets. These toilets are NSF-41 approved and are ontheWSDOHapproveddeviceslist.
b) The sewage force main leaving the site was redirected to an onsite greywater irrigation re-use area. The on-site greywater disposal field was sized per the WSDOH criteria for on-sitedripsystems.
3. Stormwater- Prior to the re-design the project complied with the 2005 WSDOE stormwater manual and the pond on-site was sized per the WWHM continuous flow model. Appropriate flow control credits were applied in the design to account for the use of raingardens and the 100% annual re-use of the roofwater water in the cistern. While the site was currently in compliance with the latest peak flow and duration standard of the WSDOE the parking lot was converted to pervious concrete and an additional raingarden was added to ensure full on-site mitigation.
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 4318November2008
44 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 4518November2008
46 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
CasCade Built dupleXarchitect: OPADesignjurisdiction: Seattle,WAZoning: Multifamily# of units: 2AttachedUnits
project description:
ALEEDforHomesPilotProject,thisprojectincludes2unitsonasmallurban2500-sfsiteformerlyoccupied by one single family home. The existing home was maintained and the duplex was built behind.Greenfeaturesintheoriginaldesignincludeuseofadvancedstickframingandstructuralinsulated roof panels, rainwater detention planters, and pervious parking surfaces. The project completedconstructioninSpringof2008.
living Building Challenge design Changes:
The following changes were made to the Cascade Built Duplex project to allow it to comply with the Living Building Challenge (LBC) criteria specifically related to water. The LBC requires that 100% of all building water come from captured precipitation and 100% of stormwater and wastewater be managed on site. The following outlines the design response to these criteria by system:
1. Potable water- Prior to this re-design, this project was designed to utilize utility provided potable water from the City of Seattle. The LBC redesign included the following changes:
a) Eliminate the connection to the City water system.
b) Add a rainwater harvesting system for all potable water needs. This was accomplished by adding two cisterns and a rainwater re-use pump house. Calculations were prepared and are included to show how the potable needs can be met with the proposed cisterns.
2. Sewage – Prior to the redesign the sewage disposal for the project was handled off-site by gravity side sewer to the City of Seattle. To manage all of the wastewater disposal needs on-site the following changes were made to the system:
a) Each unit was outfitted with composting toilets. These toilets are NSF-41 approved and are ontheWSDOHapproveddeviceslist.
b) The sewage line from the site was redirected to an on-site greywater irrigation reuse area. The on-site greywater disposal field was sized per the WSDOH criteria for onsite drip systems. In order to fit the required drip-field, the on-site parking had to be eliminated andconvertedtoalandscapedarea.
3. Stormwater – Prior to the re-design the project included the use of pervious paving materials and a stormwater planter. Once the on-site parking was eliminated the remaining small piece of driveway remained as pervious pavement. To meet the 100% on-site mitigation criteria the previously designed stormwater planter was redesigned as a raingarden that was about twice as big. The remaining yard was maintained as landscaping with compost amended soil. While the specific definition of 100% on-site mitigation is currently being developed, the raingarden was sized based on 40% of the tributary area. This is based on a reduction (based on engineering judgment) from the 60% standard shown by a recent memo by Clear Creek Solutionstitled“ModelingAssumptionsandResultsfortheWesternWashingtonRainGardenHandbook” to mitigate 99.4% of flows on till soils.
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 4718November2008
48 Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 18November2008
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 4918November2008
patton paRK apaRtmentsarchitect: SERAArchitectsjurisdiction: Portland,ORZoning: Mixed-Use# of units: 54Apartments
project description:
ThePattonParkprojectisanaffordableandtransitorienteddevelopmentconsistingof54apartmentspricedtoservefamiliesearning60percentorlessofthemedianfamilyincomeinPortland. The project includes 4,500 square feet of commercial space at street level, with four floors of apartments above. The variety of unit types range from studios to family-sized 3- bedroom apartments. The project is currently under construction planned for completion in the winter of 2008/9.
soils:
A geotechnical engineering report was unavailable and so the soils on-site were investigated throughtheNRCSonlinesoilsurveyforthearea.Someofthisinformationisincludedhereforreference.Thesoilsurveyreportsthesoilsas“UrbanLandLatourellcomplex”.Thissoiltypeisfurtherdescribedasbeingloam/siltloamtoabout56”indepthandthenbecomingaVerygravellysandyloam.DuetotheurbanlocationoftheprojecttheNRCSsoilsinformationislimited.Theexistingdesignincludesaperviousasphaltpavingareaandthereforeitisreasonabletoassumethat the near surface infiltration rate would be 2-4 inches per hour.
stormwater:
Current Design: A stormwater engineering report was unavailable and so the design intent of the current design was derived from the narrative on the construction plans provided. The parking lot directly infiltrates through the use of pervious asphalt pavement material. The roof water infiltrates into the same rock trench that is integral with the open graded base course that underlies the perviousparkinglot.
Proposed Design: The proposed stormwater design does not change from the current design very much. Once change is the conversion of all sidewalks to pervious cement concrete pavement and to add the collection of some roof water to be used as make-up water for the MBR/RO closed loop water re-use system.
potable Water:
Current Design: The potable water for the site is supplied by the city of Portland water system.
Proposed Design: Due to the density of this project, there is not sufficient collection area to meet the potable water demands of the residents with only collected rainwater. Therefore a complete “toilettotap”systemisproposed.ThissystemisproposedtoconsistofaMembranebioreactor(MBR) wastewater treatment system followed by a reverse osmosis (RO) water treatment system with Ultraviolet (UV) disinfection. The MBR plant and the RO plant both will require make-up water to allow for the losses during the treatment process. This make-up water is proposed to be provided by collected rainwater. The flows ejected from MBR and RO plants will require a connection to the city sewer because on-site processing of these effluents is not considered practical on an urban site. A special waiver would be required from the LBC as this element does not strictly comply with the Living Building standard. The sewer connection would be made with heat welded HDPE pipe so astoavoidtheuseofPVC.
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“Waste” Water:
Current Design: The sewage handling for the site is supplied by the city of Portland sewer system.
Proposed Design: See the water section for an explanation of the closed loop “waste”water and water system. The design flow of the MBR system is 55 gpd/person. With 54 apartments and 2.5 people per apartment the design flow f other system would be ~ 7,500 gpd. Assuming a 10% make-up water this would require 750 gallons per day. In order to provide that make-up water, the water fromthe11,600sfroofiscollectedandstoredina75,000galloncisternundertheparkinglotarea.This 10,000cf tank would be cast in place and be about 40’x45’x6’ deep.
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CoRvallis Co-housingarchitect: SeraArchitectsjurisdiction: Corvallis,ORZoning: Multifamily# of units: 34Units
project description:
TheCorvallisCohousingprojectisacompleted34-unithousingprojectincludinga3,200squarefoot commons building, 8 private garages and a bike barn. Unit types include two-story townhouses and two level stacked flats. The community is fully accessible and was designed in connection with Willamette Neighborhood Housing Services to be affordable for persons with 80% medium family income. 30% of the units were set aside to be sold to families with income restrictions. The project offersanalternativetothetraditionalsubdivisionandstrivestobeasenvironmentallysustainableas possible, while still providing affordable housing. Emphasis is placed on pedestrian circulation and cycling; not the automobile. Green features include onsite stormwater management through swales and ponds, and separate piping for future graywater reuse. The community established a goal of eventual zero net energy use, reinvesting savings from energy efficiency measures back into PV and solar thermal systems. Starting with 3 solar thermal panels on the common house and bydesigningthebuildingstohavea50%reductioninenergyuserelativetoOregonEnergycode,theproposedreinvestmentstrategyhasbeencalculatedtoresultinnetzeroenergyinthirtysevenyears.
soils:
A geotechnical engineering report was unavailable and so the soils on-site were investigated throughtheNRCSonlinesoilsurveyforthearea.Someofthisinformationisincludedhereforreference. The soil survey reports the soils as silt loams with hydrological soil group determinations of B and D as shown in the attached soil survey information. The existing design indicates the use of an “infiltration wetlands”/”retention pond” with a design infiltration rate of 0.017 inches per minute (~ 1 inch per hour)approximately in the center of the site where the soils are indicated to be in the “B”hydrologicgroup.ForthepurposesofthisLivingBuildingChallengeredesign,itisgoingtobeassumed that all areas indicated as hydrological group “B” will assume to infiltrate at ~1 inch per hour and that the entire site is underlain by a restrictive till cap over granular outwash soils. The cap is assumed to be encountered at +/- 4’ depth and is approximately 15’ thick. This assumption is made to demonstrate a till cap puncture stormwater approach.
stormwater:
Current Design: A stormwater engineering report was unavailable and so the design intent of the current design was derived from an inspection of the construction plans provided. The site is broken down into 3 basins with the north half of the site draining into two bioswales (one for the NE basin and one for the NW basin). These bioswales are used for stormwater treatment and then the flows are discharged offsite. The flows from the south basin of the site are directed into a bioinfiltration swale/wetland system. This south system is designed to bioinfiltrate the flows directed to it without a formal overflow offsite. Any overflows from this system would weep into the existing oak savannah / wetlands on site that are being preserved.
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Proposed Design: The proposed stormwater design is modified in the following ways from the existingdesign:
1. Eliminate all on-site parking and replace with a) a new transit stop, b) 9 dedicated biodiesel Zip carparkingspacesfortheresidents,c)6visitorparkingspaces..Theeliminationof45ofthe60 parking means that this community is fully dedicated to being not owning a car and utilizing thesharedzipcarandtransitsystemsonly.
2. Adding increased raingarden bioinfiltration systems for site water management that allows for increased on-site retention. The increased contact time for the stormwater with the native group B soils will allow full infiltration and prevent any off-site flows for compliance with the LivingBuildingstandard.
3. Addingcompostamendedsoils.Theadditionofthecompostamendedsoilsinthelandscapedareas will increase on-site retention and allow the elimination of any on-site permanent irrigation.
4. Useofonlypermeablepavingmaterials.Thepavingrequiredforthezipcarparking,transitstop, and the on-site paths/trails will be with pervious cement concrete pavement.
5. Use of Cisterns at every house. Each home will be outfitted with individual rainwater collection systems.
6. Use of till cap puncture system. In order to ensure management of all stormwater onsite, a till cap puncture infiltration approach is proposed for the NE and NW basins. The overflow from the raingarden in these areas will be directed to an infiltration structure that extends below the till cap and into the outwash soils that are assumed to be present at depth.
potable Water:
Current Design: The potable water for the site is presumed to be supplied by the city of Corvallis water system.
Proposed Design: The potable water demands for each home is to be provided by small selfcontained rainwater re-use systems located at each home. Each home is assumed to have 6,000 gallons of storage in 2 @ 3,000 HDPE cisterns, a ½ hp shallow well jet pump, pressure tanks, 20 micron filtration followed by 1 micron filtration and UV disinfection. The system for the community house will be larger.
“Waste”Water:
Current Design: The sewage handling for the site is supplied by the city of Corvallis sewer system.
Proposed Design: Each home is proposed to be provided with a State approved composting toilet and all greywater flows are directed to a community scale subsurface drip system. The biosolids from the composting toilets is proposed to be composted on-site and used in site landscaping away fromanyvegetablegardens.ThecompostingtoiletselectedforallunitsisthePhoenixsystemwhich is PVC free. The greywater system is sized assuming soil type 5 and with at least 12” vertical separation.
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molniCK (West hill) Cottagesarchitect: LivingShelterDesignjurisdiction: KingCounty,WAZoning: SingleFamilyResidential# of units: 11singlefamilyhousesusingdensitybonusincottagecode
project description:
Existingsinglefamilyhouseonalotzonedfor6residentialunits.TheDeveloperusedKingCounty’sCottageHousingDensityBonustosubdivideinto11lots.Thesuperinsulatedhousesfeaturesmallfootprints,passivesolardesign,andhealthyindoorenvironments.Thisprojecttypeprovidesareplicableexampleofincreaseddensityforsinglefamilyhousinginbothsuburbanandurbanlocations targeted to be affordable to first time home buyers. The project is currently in the final stages of permitting and is targeting Built Green 4-star certification.
soils:
A geotechnical engineering report was unavailable and so the soils on-site were assumed to be similartothosefoundattheCascadeBuiltsite.Thesoilsfoundatthesiteare“VashonTill”.
stormwater:
CurrentDesign:Thecurrentdesignfortheprojectincludedtheuseofperviouspavingmaterialsandadetentionvault.
Proposed Design: The proposed design will add enough bioretention that when used downstream of the individual home cistern rainwater systems will meet the 100% on-site mitigation standard asdescribedintheLivingBuildingChallenge.Thisisbasedonareduction(basedonengineeringjudgment) from the 60% standard shown by a recent memo by Clear Creek Solutions titled “ModelingAssumptionsandResultsfortheWesternWashingtonRainGardenHandbook”tomitigate 99.4% of flows on till soils.
potable Water:
Current Design: The potable water for the site is presumed to be supplied by the city of Seattle water system.
Proposed Design: The potable water demands for each home is to be provided by small selfcontained rainwater re-use systems located at each home. Each home is assumed to have 6,000 gallons of storage in 2 @ 3,000 HDPE cisterns, a ½ hp shallow well jet pump, pressure tanks, 20 micron filtration followed by 1 micron filtration and UV disinfection. The system on the community house will be larger.
“Waste” Water:
Current Design: The sewage handling for the site is supplied by the city of Seattle sewer system.
Proposed Design: Each home is proposed to be provided with a State approved composting toilet and all greywater flows are directed to a community scale subsurface drip system. The biosolids from the composting toilets is proposed to be composted on-site and used in site landscaping away from any vegetable gardens. The composting toilet selected for all units is the Phoenix system which is PVC free.
The greywater system is sized assuming soil type 5 and with at least 12” vertical separation. The system was sized based on assumed design criteria. The amount of parking was reduced to provide sufficient space for the system.
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pRingle CReeK Communityarchitect: OpsisArchitecturejurisdiction: Salem,ORZoning: MasterPlannedCommunity# of units: 175unitsinPhase1
project description:
Pringle Creek is a 32-acre development designed with the principals of sustainability in mind.
Phase1includes175marketratehousingunitscurrentlyinconstruction.Whencompleted,thePringle Creek Community will feature walkable neighborhoods, a meandering creek and wetlands, acommunityplazaofpreservedandre-purposedhistoricalbuildings,communitygardensandopengreen space. Housing types include detached single family, small cottage housing, row houses, live work studio lofts, and attached multifamily units. The project includes restoration of the creek and wetlands (nearly 15% of site) and creation of a bordering riparian zone. Over 1/3 of site will bededicatedtocommunityopenspace(parks,trailsystem,gardens)andnaturalgreenspace(creek, wetlands, existing trees). A ““Zero-Impact” stormwater design eliminates impact to the watershed using street and path infiltration verges, rainwater gathering and storage, and improved interflow movement to creek. Some of the single-family homes are planned for “net-zero” energy consumption.
soils:
A geotechnical engineering report was provided for review. This document is dated June 1, 2005 and was prepared by GRI Geotechnical and Environmental Consultants. The scope of this report is for the northern 32 acres of the Fairview Trai8ning center, this is the site for the Pringle Creek Community. The report specifically addressed stormwater infiltration in addition to the earthwork, foundation, roadway, and floor support design data.
The test pit logs included in the report indicate that primarily the near surface soils are a Silt with somesandandtraceclayinsomeofthelogs.
stormwater:
The stormwater management design for this project is detailed in the Storm Drainage Plan and Design Calculations report prepared by W & H Pacific, dated March 27, 2006. This report discusses the infiltration rates of the existing soils as being greater than the design flows to those basins. The report concludes that no detention is required based on the use of these infiltration values.
Current Design: The stormwater engineering report indicates that the project is able to match the existing levels of run-off with a total infiltration approach. This is discussed in the drainage report and is sown on the plans. The current design utilizes a system of pervious asphalt streets, bioretentionareas,andopengradedperviousgravelalleysandparkingareas.
Proposed Design: The proposed stormwater design keeps all of the existing measures in place with the addition of district rainwater collection. The assumption is made that with 100% pervious paving and bioretention woven through the development that the infiltrative capacity of the soil is maximizedandtheLivingBuildingcriteriaismet.
Further, the district rainwater systems will deliver much of the rainfall from the roofs to a collection, storage, filtration, and potable water distribution system. To make up for the loss of flows to Pringle Creek, a base flow of MBR treated wastewater effluent will be released as needed via a constructed wetlands.
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potable Water:
Current Design: The potable water for the site is supplied by the city of Salem water system.
Proposed Design: The potable water needs of this project will be met by a series of neighborhood rainwater collection systems. These systems will collect the roof water from the surrounding buildingsandstoreit,treatit,anddistributeitbacktothebuildingsforpotableuses.TheCityofSalemreceivesalmost40”ofrainperyearonaverageandbasedonpreviousexperienceatthislevel of density sufficient quantities of rainwater are available to meet the potable demands of the residents. Additionally, all utility piping on this project will be made with heat welded HDPE pipe so astoavoidtheuseofanyPVC.
The series of Neighborhood storage systems would be connected into a larger network to balance thesupplyanddemandofthevariousneighborhoodsystems.
An on-site micro-utility will provide all billing and maintenance for the system and no connection to the City water supply will be needed. Due to the size of the interconnected network of neighborhood cisterns, adequate fire flow can be achieved.
“Waste” Water:
Current Design: The sewage handling for the site is supplied by the City of Salem sewer system.
Proposed Design: The proposed wastewater system for the site includes the use of traditional flush toilets led to a set of gravity sewers as shown in the current plan which lead to an onsite MBR plant. This MBR plant treats the wastewater to a level sufficient for stream augmentation via constructed wetlands and for re-use for non-potable needs such as toilet flushing and irrigation.
A purple pipe network of treated water will be piped through the development pumping treated water back to each lot.
Since the scope of the network of rainwater systems has the potential to affect the base flows in Pringle Creek, the MBR plant will release flows as needed to the creek via a constructed wetlands. These constructed wetlands will serve as a final polishing step ensuring the water quality necessary for stream augmentation. The common areas of the development will also be built with Geoflow subsurface drip irrigation systems to be able to release water from the system and not add to a high flow condition in the creek.
The on-site micro-utility will manage the system to balance the needs of the creek and the levels of water in the system to the highest and best use of water resources available.
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appendiX d: Compendium of speCifiCations on lBC oveRlay designs
1a: sun-maR Composting toilet pRoduCt speCifiCation
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1B: phoeniX Composting toilet pRoduCt speCifiCation
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1B: phoeniX Composting toilet pRoduCt speCifiCation (continued)
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1B: phoeniX Composting toilet pRoduCt speCifiCation (continued)
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1B: phoeniX Composting toilet pRoduCt speCifiCation (continued)
Report#1,Findings:CodeBarriersforSustainable,Affordable,ResidentialDevelopment 6918November2008
2a: geofloW suBsuRfaCe dRip system manufaCtuReRs liteRatuRe
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2a: geofloW suBsuRfaCe dRip system manufaCtuReRs liteRatuRe (continued)
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2a: geofloW suBsuRfaCe dRip system manufaCtuReRs liteRatuRe (continued)
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2a: geofloW suBsuRfaCe dRip system manufaCtuReRs liteRatuRe (continued)
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3a1: pRemieR tanKs RainWateR haRvesting CisteRn pRoduCt speCifiCation
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3a2: sCafCo WateR stoRage pRoduCt speCifiCation
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3a2: sCafCo WateR stoRage pRoduCt speCifiCation (continued)
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3a2: sCafCo WateR stoRage pRoduCt speCifiCation (continued)
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3B1: goulds pump pRoduCt speCifiCation
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3B1: goulds pump pRoduCt speCifiCation (continued)
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3B1: goulds pump pRoduCt speCifiCation (continued)
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3B1: goulds pump pRoduCt speCifiCation (continued)
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3C1: photogRaph of RainWateR CaRtRidge filteRs3f1: photogRaph of uv disinfeCtion
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3C2: hayWaRd RainWateR sand filteR pRoduCt speCifiCation
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3C2: hayWaRd RainWateR sand filteR pRoduCt speCifiCation (continued)
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3g: sChematiC of typiCal single home sCale RainWateR haRvesting system
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4a: memBRane BioReaCtoR system
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4a: memBRane BioReaCtoR system (continued)
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4a: memBRane BioReaCtoR system (continued)
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4B: ReveRse osmosis system
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4B: ReveRse osmosis system (continued)
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4B: ReveRse osmosis system (continued)
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4B: ReveRse osmosis system (continued)
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4B: ReveRse osmosis system (continued)