Location: Santa Monica, California Building type(s): Special needs housing, Retail, Multi-unit residential, Commercial office Category:

New construction Plot size: 7,500 ft2 Builtup: 31,600 ft2 (2,940 m2) Urban setting Completed: April 2009 Architect: Brooks + Scarpa Total project cost (land excluded): $11,400,000 46 studio apartments of permanent affordable housing and supportive services for the homeless and mentally disabled population The density of the project is 258 dwelling units/acre, which exceeds the average density of Manhattan by more than 10%. The building is located in a transit-oriented location with access to community resources and services, providing a healthy living environment for residents and using resources efficiently.

Environmental Aspects

The planning and design emerged from close consideration and employment of passive design strategies. These strategies include: locating and orienting the building to control solar cooling loads shaping and orienting the building for exposure to prevailing winds shaping the building to induce buoyancy for natural ventilation designing windows to maximize daylighting shading south-facing windows and minimizing west-facing glazing designing windows to maximize natural ventilation utilizing low-flow fixtures and stormwater management shaping and planning the interior to enhance daylight and natural airflow distribution Based on California Title 24-2005 published by USGBC on November 19, 2007, this building is nearly 50% more efficient than a conventionally designed structure of the same type.

process Pre design

The existing site location was analyzed for proper orientation and heat gain and differences between the local and regional climates. A number of passive strategies resulted from this analysis. The decision during pre-design to make the units small (250 ft2) allowed the client to serve a larger mentally disabled and homeless population while increasing density above 250 dwelling units/acre.

Design

Numerous environmental considerations were incorporated in the early planning and design stages of the project. The architects worked with an energy consultant and engineers to minimize energy use and optimize use of materials. The orientation and shape of the building and the placement of windows maximized natural daylighting and natural ventilation and provided shading where needed.

Construction
The construction process was managed to be as resource-efficient as possible. The architects provided the contractor with a waste management plan that resulted in more than 75% of the construction waste being recycled. Construction was anticipated to take 15 months. Actual construction lasted 22 months due to many innovations and experimental applications and programs. Parking lifts were implemented in the subterranean parking garage. This was the first parking lift approval and installation in the City of Santa Monica.

Materials

Recycled and locally procured materials were preferred throughout. Materials like formaldehyde-free wood products, concrete, natural stone, and natural solid woods were chosen for durability and low maintenance as well as low emissions. Exterior finishes require no painting or other refinishing. Cabinets are formaldehyde-free. Low-VOC paints, sealants, and adhesives are used throughout the building, and interior floor finishes are exposed concrete, natural linoleum, or carpet with 25% post-consumer content. Material with natural finishes were specified for low maintenance. Finishes were minimized throughout: Concrete slabs were left exposed. Stucco finishes have an integral pigment in lieu of paint. Exterior metal screens are aluminum with an anodized color and Green Strategies 'galvalume', which will not require painting or refinishing. Reusable Components 75% of all construction waste was recycled. Use materials with integral finish To date, the building has required no maintenance other than Design for Materials Use Reduction adjusting and tuning pumps and irrigation systems. Consider the use of structural materials that do not require application of finish layers Job Site Recycling Design for Adaptability to Future Uses Seek a waste hauler who can separate recyclables ou This project will continue to serve its purpose long into the future. of commingled waste The immediate surrounding area has a density of roughly 18 Recycling by Occupants dwelling units/acre. The density of Step Up is 258 dwelling Design a physical in-house recycling system units/acre, which exceeds the average density of New York City. Toxic Upstream or Downstream Burdens The building is deed restricted to serve the mentally disabled and Use true linoleum flooring homeless population for 99 years. Therefore, the structure has Post-Consumer Recycled Materials been designed with materials for long-term durability and low Specify carpet made with recycled-content face fiber maintenance. Transportation of Materials Mechanical systems, shafts, and chases allow for flexibility and Prefer materials that are sourced and manufactured adaptability as technology changes over time. within the local area

Indoor Environment One of the team's primary objectives was to enhance the quality of life for each resident by surpassing standards found in conventional affordable-housing projects. Major emphasis was placed on indoor air quality. Although the studio units have limited floor area, the units have 10-foot-high ceilings, ceiling fans, and large windows with lots of natural light and abundant cross-ventilation. Indoor air quality was emphasized by minimizing offgassing. Formaldehyde-free cabinetry, low-VOC paints, natural linoleum, and fluorescent lighting with low mercury content were used to minimize pollution from materials.

Green Strategies Visual Comfort and The Building Envelope Use large exterior windows and high ceilings to increase daylighting Visual Comfort and Light Sources Provide occupants with control of light in their area Ventilation and Filtration Systems Provide occupants with access to operable windows Design for optimum cross-ventilation through window placement Elimination of Indoor Pollutants Specify low-mercury fluorescent lamps Use only non-solvent-based adhesives Reduction of Indoor Pollutants Specify zero-VOC interior latex paints Avoid wood products made with ureaformaldehyde binder Use only very-low-VOC carpet adhesives

site distance to the city The building is located within walking center, where many service industry jobs are located. It scores a 97 out of 100 Walkscore on Walker's Paradise. 95% of the building population uses transit options other that single-occupancy vehicles. Parking was reduced to 0.25 parking spaces/person, and mechanical lifts were used to reduce the parking footprint. The ground floor houses an art gallery and studio for the nonprofit's Artist Program, where community residents can mingle with the artist tenants, enhancing their reintegration back into the community. The building reuses an urban site where no prior housing existed. Housing density was increased from zero to 258 units/acre, bringing vitality to a less vibrant portion of the downtown district. The sidewalk width in front of the building was increased above the city standards, and bike racks were added to encourage a walkable community and other forms of more pedestrian-friendly traffic. The building faade is designed to enhance the street and encourage growth and renewal in this existing community. Previously developed land

Water Conservation and Use

100% of precipitation and stormwater is captured on site and collected in a subsurface infiltration system. The captured water is returned to the groundwater only after being cleaned of pollutants. Because the project is so high-density, there was no way to reuse wastewater on site. Emphasis was placed on water conservation and stormwater management. The landscaping is native and drought-tolerant planting with a substantial amount of gravel to allow water to percolate into the ground. A drip irrigation system with seasonal adjustments was installed. Appliances are Energy Star or better and were chosen for both energy efficiencies and water conservation. Clothes washers use less water than traditional models. All units have low-flow toilets and shower controls.
Water Data Actual Case water use for 2009 Indoor potable water use: 2,460,000 liters/yr Outdoor potable water use: 567 liters/yr Total potable water use: 2,460,000 liters/yr Potable water use per unit area: 838 liters/sqm

Green Strategies Development Impacts Limit parking area Low-Water-Use Fixtures Use low-flow toilets Managing Stormwater Use subsurface infiltration basins Irrigation Systems Use water-efficient irrigation fixture Use automatic controls to improve efficiency and effectiveness of irrigation system Low-Impact Siting Select an alreadydeveloped portion of a site for new development

Energy The building is sited for climate-responsive, passive solar design enhancing passive survivability. Due to small unit size and an efficient unit envelope, the electrical design load was dramatically reduced. The building envelope consists of insulation in the walls and roof, along with double-glazed low-e windows. Shading is provided for the building, and both courtyard spaces through the perforated screens. The building has no air conditioning except in the retail space and manager's office All other units are designed with windows on opposite walls to induce natural crossventilation and abundant natural light. A highly efficient common boiler and radiant heating system provide all hot water and heating throughout the building. All light fixtures are compact fluorescent in the units and exterior walkways, and exterior lights are on timers. Fluorescent tubes were also used in the ground floor lobby and computer lab. Individual units have small kitchenettes with an Energy Star refrigerator, and only the two community rooms have gas-fired ranges. No solar panels are installed at this time, but the building is designed to accommodate them anytime in the future.

Bioclimatic Design Designed to passively adapt to the temperate, arid climate of Southern California, the analysis focused on the placement of building components to take advantage of abundant natural ventilation and light and to control heat gain and heat loss. Courtyards are arranged to induce airflow and provide maximum natural light. The biggest challenge was to overcome the yearround substantial temperature differential between day and night. To compensate for this condition, concrete floors and some concrete walls were strategically placed and used as thermal heat sinks. Perforated metal screens are building-integrated and form canopies that shade the building. A decorative metal screen at south-facing glazed areas help to control and regulate summer and winter heat gain. Dual glazing with a low-e film was utilized in aluminum frames to control the indoor thermal environment. Operable windows are strategically placed so that as hot air rises, it passes through and out of each unit. The rooms are kept cool with a combination of window placement for cross-ventilation, doubleglazed low-e windows, and increased insulation.

Green Strategies Solar Cooling Loads Use south windows with a low SHGC Non-Solar Cooling Loads Use siting and topography to enhance summer breezes Make a high internal thermal mass building Photovoltaics Design roof surfaces to accommodate future PV installations Heating Systems Use hot water heat distribution Lighting Controls Use timers to control lighting Refrigerators and Freezers Use Energy Star-rated refrigerators and freezers Other Energy-Efficient Appliances Use high-efficiency clothes washers Roof Insulation Achieve a whole-roof R-value of 25 or greater

While the certification process has become easier and more user-friendly, the certification costs were in excess of $100,000. Even though the architect followed all LEED guidelines and recorded the process, the client felt it was more important to use the money required for certification to implement actual green measures in the building and opted not to certify the building until further funds become available at a future date (and after the installation of solar panels). This is by far the biggest struggle for affordable housing projects. Almost all other measures, with the exception of solar panels, are easily quantifiable, cost-effective, understood, and generally accepted.

Although not submitted at this time, the project has followed the LEED certification process and would receive 39 points making it equivalent to LEED Gold.

http://greensource.construction.com/green_building_projects/2010/1001_StepUp.asp http://www2.aiatopten.org/hpb/images.cfm?ProjectID=1903 http://www2.aiatopten.org/hpb/grid2011.cfm?project_id=1903&section=1