Building Salvage and Deconstruction in Seattle and King County: A Hands On Look at Building Design and Disassembly

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1 EcoBuilding th Annual Green Design and Construction Symposium October 22 24, 2010 Building Salvage and Deconstruction in Seattle and King County: A Hands On Look at Building Design and Disassembly King County Green Tools City of Seattle Department of Planning and Development

2 Building Salvage and Deconstruction in Seattle and King County: A Hands On Look at Building Design and Disassembly Joel Banslaben Sustainable Strategies Specialist, Green Building Seattle Public Utilities Kinley Deller King County Green Tools Sandy Howard Sustainability Strategist Department of Planning and Development King County Green Tools City of Seattle Department of Planning and Development

3 Basic Definitions Demolition destruction and/or removal of an entire structure. Deconstruction is the selective dismantling of a building in order to maximize recovery and to recycle reusable building material. Materials are typically removed in the opposite order in which they were installed. Design for Disassembly (DfD) is a building design process that allows for the easy recovery of products, parts and materials when a building is disassembled or renovated. The process is intended to maximize economic value and minimize environmental impacts through reuse, repair, remanufacture and recycling. Construction and Demolition Waste: (C&D) Waste building materials and rubble resulting from construction, remodeling, repair, and demolition of structures and pavements. King County Green Tools City of Seattle Department of Planning and Development

4 C&D is 16% of Seattle Municipal Solid Waste 4

5 Pounds of waste generated by construction 5,000 sf Restaurant 17 Unit Apartment Complex Wood 7,440 16,169 Cardboard 1, Gypsum wallboard 500 6,997 TOTAL pounds 9, , 083 Source: Characterization of Construction Site Waste (1993), Metro Solid Waste Department Portland, OR. King County Green Tools City of Seattle Department of Planning and Development

6 In other words..one year's debris is enough to build a wall about 30 feet high and 30 feet thick around the entire coast of the continental United States (4,993 miles). Source: Deconstruction Institute www. deconstructioninstitute.com King County Green Tools City of Seattle Department of Planning and Development

7 Approximately 92% of all C&D waste is generated from renovation and demolition The biggest opportunities for waste reduction come from remodeling, demolishing and renovating commercial, institutional and multi family projects and tenant improvement projects. Source: US EPA, 1998 King County Green Tools City of Seattle Department of Planning and Development

8 How much does it cost to dispose of this construction waste? The demolition of a typical 2,000 square foot home can be expected to produce 127 tons of debris. While disposal fees can vary widely depending upon local conditions, at an average rate of 25 dollars per ton, disposal costs for a residential demolition would come to $3,175. With an 80% diversion of waste, deconstruction could save $2,540 in disposal costs over demolition. Source: Deconstruction Institute www. deconstructioninstitute.com King County Green Tools City of Seattle Department of Planning and Development

9 How much recovered material would be generated if Deconstruction replaced Demolition? We can estimate that for every 3 square feet of deconstruction, enough lumber can be salvaged to build 1 square foot of new construction. At this rate, if deconstruction replaced residential demolition, the US could generate enough recovered wood to construct 120,000 new affordable homes each year. Photo: Seattle Housing Authority Source: Deconstruction Institute www. deconstructioninstitute.com King County Green Tools City of Seattle Department of Planning and Development

10 Recommendations for Proposed Mandatory Waste Diversion Ordinance Mandatory Recycling Requirements will include: 100% of asphalt paving, brick and concrete through disposal ban Recycling Thresholds for other C&D waste DPD permit system for Waste Recycling Plan SPU compliance through Audits Facility Certification for processors of co mingled construction and demolition waste King County Green Tools City of Seattle Department of Planning and Development

11 Choosing Deconstruction and Design for Disassembly will move us from a dead end linear system To a cradle to cradle system The story of Stuff / King County Green Tools City of Seattle Department of Planning and Development

12 Pilot Projects 7 pilot projects Various methodologies employed Evaluate cost effectiveness and waste diversion potential

13 Deconstruction/Reuse

14 Deconstruction/Reuse Small scale developer Construction Crew doubles as deconstruction crew Salvaged Materials Incorporated into projects Wood Salvaged: 24 tons Avoided Cost of Disposal : $24,120

15 Manual Deconstruction

16 Manual Deconstruction Interior elements salvaged Controlled collapse Framing manually separated from shiplap siding Source separated recycling Diversion Rate: 96% Total Project Costs: $31,600

17 Deconstruction Training

18 Deconstruction Training Deconstruction Training Non structural interior salvage Panelized disassembly Manual separation for reuse & recycling Diversion Rate: 48% Total Project Costs: $46,500

19 Salvage and Recycle

20 Salvage and Recycle Asbestos prohibited full deconstruction Interior non structural salvage Conventional demolition Commingled recycling Diversion Rate: 98% Total Project Costs: $32,000

21 Lessons Learned Full Deconstruction Yields More Salvage Time Frame is a Critical Issue Training is Key Research Recycling Facilities

22 Case Studies

23 Hybrid Deconstruction Center Hybrid Deconstruction panelization of structures for salvage offsite facility designed for sorting, processing, storage Green Jobs Training curriculum development & contractor training building as a system Develop Local Building Materials Market minimize carbon footprint/ghgs

24 Are you asking the right questions?

25 How long will the building last?

26 How easily can it be transitioned to different uses?

27 What will happen to the building when it has reached the end of it s life?

28 How easy is the building to maintain?

29 How efficient is the building (energy, water, human, etc.)?

30 How adaptable is the building to changing local climate conditions?

31 Will the people taking the bldg down in 100 years know how to disassemble the building? Will the tools to do so be readily available?

32 What connections are used between all the different building elements? How easy are they to undo?

33 Will people who use the building like it? Sears craftsman style bungalow kit home, 1920 Cost: $4275 From: Sears, Roebuck & Co. Catalog (Chicago: 1920).

34 How toxic are the materials?

35 How long will the different layers last?

36 How many different materials are going into the building?

37 Who else has been asked to think and provide input on these issues?

38 How are MEP run/attached? Can MEP be minimized?

39 The Six S s

40 Next up Hands on workshop!! King County Green Tools City of Seattle Department of Planning and Development

41 Questions to ponder during design and construction What factors prompted you to design/build as you did? What was your biggest challenge? How much material did you divert from the land fill? What about team dynamics? What worked, what didn t? Did you consider IDP or Life span in your design? King County Green Tools City of Seattle Department of Planning and Development

42 Report Out Describe your built structure and key design features. Explain your biggest challenge. Any other thoughts? King County Green Tools City of Seattle Department of Planning and Development

43 Resources City of Seattle Client Assistance Memos (CAM) Sustainable Building and Reuse of Building Materials (336 ) Demolition Permits (337) Solid Waste: Information for Developers (1301) Building Material Salvage and Recycling (1302) Salvage & Reuse Remodel Guide Deconstruction Institute EPA Municipal Solid Waste in the US King County Green Tools City of Seattle Department of Planning and Development

44 Joel Banslaben Seattle Public Utilities Sustainable Strategies Specialist, Green Building Kinley Deller King County Green Tools Sandy Howard Seattle Department of Planning and Development Sustainability Strategist King County Green Tools City of Seattle Department of Planning and Development