Greening Affordable Housing Local and State Programs Walker Wells, AICP Global Green USA
Global Green USA Greening Affordable Housing Initiative Purpose - Reduce resource consumption and foster sustainable communities by encouraging the design, construction, rehabilitation, and maintenance of resource efficient affordable housing. Program Efforts - Technical Assistance - Workshops - Design Charrettes - Publications - Advocacy and Policy
Why Affordable Housing? Long-Term Ownership Supports a Life Cycle Approach to Costs. Projects are typically owned and operated by the same organization for many years (many are deed restricted for 55 years) -- justifying medium to long payback periods. Dollar Savings Help Low-Income Families Most. Utility savings have greatest value to low-income families (can be up to 25% of living expenses after rent) or can be directed to other organizational priorities. Public Health. Formaldehyde and other indoor pollutants can impact children s nervous system development and increase the incidence of asthma. Housing should be affordable - not cheap!
Green Affordable Housing Programs in the US Portland Green Affordable Housing Guidelines Seattle SeaGreen Program Santa Monica Green Housing Checklist Austin SMART Housing uses Green Building Standards Boston Area Greening the CDC s Initiative New Jersey Green Homes Office - Affordable Green State of California Tax Credit Criteria
Green Affordable Housing Colorado Court, Santa Monica, CA Douglas Meadows, Portland, OR Cambridge Co-Housing, MA Traugott Terrace, Seattle, WA Nueva Vista, Santa Cruz, CA Bellevue Court, Trenton NJ
Components of Local and State Programs Guidelines and Checklists Education and Training Technical Assistance Funding Assistance Funding Requirements Links to other City/State Programs
Portland Affordable Housing Program Greening Portland s Affordable Housing Guidelines developed with Portland Development Commission (PDC) and housing community in 2000. Guidelines feature 36 cost-effective measures. Developers need to meet threshold criteria in order to be eligible for PDC affordable housing funding. Office of Sustainability staff provide technical assistance provided over the phone. Green Investment Fund supported 2 pilot projects.
Portland Affordable Housing Program Affordable Housing Matrix of Green Measures Green Building Criteria for Affordable Housing Category Strategies ENHANCED DESIGN & SITE site inventory soil & vegetation protection Threshold: Inventory site s sunlight, wind/natural cooling capacity and prospects. Survey existing site conditions including structures, lead and/or asbestos, ground contamination, building orientation(s), adjacent buildings, sewer, and water lines. Confirm easements, street and curbs, curb cut locations, gutter and sidewalk. Review locations for storm sewer, surface water drainage pattern, trees and shrubs. Review of trees to be saved should include existing drip line, and required root/drainage protection. Threshold: When surveying site, verify conditions with a minimum level 1 survey to determine soil condition. This should include water table, underground water streams, drainage conditions, compaction, and overall soil quality and/or fill capable for supporting structural footings, slabs, new drainage, and surface pavement. Minimum overall soil condition should not require substantial replacement with clean, uncontaminated and supporting fill without prior knowledge of cost impact. A level 2 survey may be required if undetermined through a level 1 base study. Threshold: Evaluate health and viability of existing trees and shrubs on site. Protect root system of any trees and plants to be preserved. Fence drip zones. Do not allow excavation, piling of soil or vehicles to enter the fenced zones. Trees over 8" caliper will be retained unless hazardous or cannot be incorporated into site plan. Such trees will be replaced 1-to-1 in landscaping. Plants may be relocated to provide for efficient use of the site. Specify shade trees whenever possible. Preserve existing street trees or plant new ones at appropriate intervals. Do not apply herbicides or pesticides during site prep. New Rehab Protect and enhance green space - create landscaping plan that provides for bird and insect habitat, west and south side shading, and tenant gardening. Create native plant associations and communities. Code Required CSI Division Cost Premium* 02 0% 02 0% 02 0% 02 02
Portland Affordable Housing Program Design & Site Stormwater management & water pollution Threshold #2 Maximize on-site drainage and water catchment capacity. Design on-site stormwater facilities to City of Portland Stormwater Manual specifications. Best Management Practices include landscape planters, porous pavement, landscape swales, ecoroofs, and roof gardens. Planters and swales should be landscaped with native plants. Roof runoff can also be handled with gutter alternatives.
Portland Affordable Housing Program Energy Conservation Heating systems Threshold #10 Install radiant/hydronic heating with digital thermostat located in main living area. Systems may include: hydronic baseboard, radiant cove heaters, water heater / water boiler supplied fan assisted heaters (i.e. Turbonics ). Size heat supply based on weatherization measures. Radiant cove heaters are installed up near the ceiling where they can shine heat into the room. Hydronic systems use water heaters, plastic water lines and wall units designed for easy installation. They operate at lower temperatures than standard resistance heaters.
Portland Looking Forward - Analysis to determine true cost/benefit of various practices. - Considering providing small grants through green investment fund to test new technologies. - Looking at guidelines for high-rise.
NJ Green Homes Office Affordable Green Program Started in 1998 as a pilot with PSE&G (7 projects) Became a Program at the NJ Department of Community Affairs in 2000. Improve the environmental performance, energy efficiency, quality and affordability of housing in New Jersey through advocacy, education and technical assistance. Program provides - Guidelines - Technical assistance - Financial assistance
NJ Green Homes Office Guidelines/Rating System - Green Feature Matrix - Built Green New Jersey - NJ Energy Star Technical Assistance - Telephone assistance - One-on-one meetings - Product installation demonstrations Financial Assistance Financial Assistance - $7,500 unit (coordinated with Balanced Housing Program)
NJ Green Homes Office Participation to Date - 10 cities - 11 participating developers - 19 projects - 1101 units built to green standards Looking Forward - Exploring State tax credit criteria - Micro-Load pilot project in Camden - Adding solar incentive West Side Village Newark, NJ
California Tax Credits for Affordable Housing $50 million/per year in state tax credits Approximately 5,000 units/per year Distributed by State Treasurer s Office Funding criteria updated annually Energy criteria added in 2001 Expanded to include sustainable building in 2003 Global Green worked with housing organizations statewide to develop the proposed criteria.
Scoring Criteria California Tax Credits for Affordable Housing - New projects which increase energy efficiency by at least 15% above Title 24 standards, or a rehabilitation project that will increase its existing energy efficiency by at least 25% will receive 5 points - Projects that incorporate the following items may receive an additional 1 point for each to a maximum of 3 points: - Energy star appliances - Natural gas for cooking and space heating - Occupancy sensors to turn off lights for all bathrooms, garages, and storage spaces - Fluorescent light fixtures - Water-efficient efficient landscape and irrigation - Formaldehyde free MDF or fully sealed particleboard for all cabinets, countertops and shelving Certification of items is required
California Tax Credits for Affordable Housing Basis Boost - A further four percent (4%) increase in the Threshold Basis Limits will be permitted for projects that include three of the following energy efficiency, resource conservation, indoor air quality items: - Exceed Title 24 standards by at least 20% - Use Energy Star rated refrigerators, dishwashers, clothes washers, furnaces, and air conditioners - Use gas ovens, stoves, and clothes dryers - Use tankless hot water heaters
California Tax Credits for Affordable Housing Basis Boost (continued) - Use linoleum or ceramic tile for all kitchens and bathrooms (where low toxic adhesives or backing is also used) - Use natural fiber woven carpet, recycled-content content carpet, recycled carpet tiles, cork, bamboo, linoleum, or hardwood floors in living rooms and bathrooms (where low toxic adhesives or backing is also used) - Use Energy Star rated roof(s)
Summary Successful programs have a financial component. Technical assistance is essential - developers and design teams need someone to walk them through guidelines or a checklist. Establishing state policy through tax credit criteria creates enormous leverage. Affordable housing is leading the way in multi-family, deserves the attention of both green building professionals and policy makers.
Policies and Programs - Next Steps - Work to add missing elements to existing programs. Explore creating green criteria for AH tax credits in additional states (NY, NJ, MA, GA) Explore potential for establishing green criteria in federal requirements. Ensure that a national residential standard (LEED HOME) addresses multi-family and affordable housing. Continue to work with lending institutions to demonstrate the value of green building. Facilitate information and resource sharing among the various national programs.
227 Broadway, Suite 302 Santa Monica, CA 90401 (310) 394-7700 www.globalgreen.org Walker Wells, AICP RESCUE Program Director wwells@globalgreen.org