TheArchitect
Rebecca Dillon

We started out by reviewing MaineHousing’s Green Building Standards and designing to accommodate them. One thing that really helped us in the design process was that we started out by laying out the units to minimize the amount of ductwork in the building. I think that helped offset the cost of the green standards.

I don’t think the green features made the process more complex but we did have to be more thoughtful when designing with them. For example, we had to pay attention to small things such as not having any pipes or ducts on the exterior walls. These are little things that create an efficient building envelope but don’t cost more money.

We used Energy Star windows in the building, which is becoming pretty typical and not difficult to do. But we did run into a challenge with the windows. The green standard was so tough that we could only find a couple of window manufacturers that met it. But those windows were too expensive. Since this was one of MaineHousing’s test projects for green standards, the authority agreed to accept an Energy Star window without as many features. The windows, which needed to have a U-value of less than .35, are affordable and still Energy Star rated. U-value is the rate of transfer of heat through the window; the lower the U-value, the more efficient the window.

We also used efficient Energy Star appliances. An Energy Star refrigerator can cost several hundred dollars more than a regular one, but the payback in electricity savings takes only a few years. We also used Energy Star lighting fixtures and florescent lighting throughout the building. We installed low-flow faucets and showerheads and dual-flush toilets. These toilets have two buttons, and one uses less water than the other. We also used low-VOC (volatile organic compounds) paints, adhesives, and carpeting to minimize internal pollution.

Exterior view of Creekside Village.

Our work on the building envelope involved a number of actions, including sealing around the foundation fill and sealing the band joists around the building. We also sealed the plates and the area where the floors intersect with the exterior walls. We did not install recessed lights on the third floor because this would have required the removal of insulation, which would mean more heat loss.

We sealed all the window frames and doorjambs with low-expansion foam and sealed the electrical boxes on the exterior walls. Any kind of penetration in the exterior walls causes leaks. We were really particular about this. MaineHousing was really good at inspecting our work and making sure it met the standards.

We used a higher grade of insulation in the exterior walls: R-49 versus R-38 for the ceiling, and R-21 versus R-19 for the walls. The higher the R-value — which is a measure for insulation — the less the heat loss.

We had the option of using either optimized energy-efficient windows or advanced framing techniques. Because we had an option, we went with the energy-efficient windows. We knew it would be a challenge to get the contractor to do advanced framing.  Advanced framing would probably cost less money, but the contractors aren’t used to doing it and end up charging more money. Once they get used to it and understand it better, it probably won’t be such an issue. I think the contractors are getting more flexible because they realize they will lose work if they don’t use some of these techniques. Federal buildings are now required to be LEED certified, and a lot of colleges also require it for their buildings.

The developer also hired an independent agency to perform a blower door test to check for leaks. They did this recently and the final results aren’t in yet. The blower door test does add costs to the project.

We sited the building to minimize northern exposure and ensure that all of the apartments get the best possible light. For exterior landscaping we planted native species to minimize water requirements.

Implementing the green standards has not been a burden for us. Most of these features aren’t difficult to add and don’t add costs. People are becoming more thoughtful about how they design buildings to minimize their impact on the environment. It’s becoming commonplace to work through these issues in initial design discussions.

For Creekside, we hired a consultant to assess our design costs, which initially came in over budget. We reworked the design and ended up under-budget when the bid came in.

The green features might have added some expense to the project, but not much. However, building to the next level of green to earn LEED certification would have added significant costs to the project.

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