Code and RegulatoRy BaRRieRs to the living Building Challenge foR sustainaBle, affoRdaBle

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


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.


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


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


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.


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


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:


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


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


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).


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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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.


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.


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.

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•

•

•


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.


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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.


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.


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.


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.

•

•

•

•

•


appendiX a: land use and development Code BaRRieRs matRiX

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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


#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)


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

.


#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

)


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.


#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

)


#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

)


#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

)


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

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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

)


#lB

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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

)


#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

)


#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

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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:


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.


CasCade Built dupleXarchitect: OPADesignjurisdiction: Seattle,WAZoning: Multifamily# of units: 2AttachedUnits


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.


patton paRK apaRtmentsarchitect: SERAArchitectsjurisdiction: Portland,ORZoning: Mixed-Use# of units: 54Apartments


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.


“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.


CoRvallis Co-housingarchitect: SeraArchitectsjurisdiction: Corvallis,ORZoning: Multifamily# of units: 34Units


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.


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.


molniCK (West hill) Cottagesarchitect: LivingShelterDesignjurisdiction: KingCounty,WAZoning: SingleFamilyResidential# of units: 11singlefamilyhousesusingdensitybonusincottagecode


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.


pRingle CReeK Communityarchitect: OpsisArchitecturejurisdiction: Salem,ORZoning: MasterPlannedCommunity# of units: 175unitsinPhase1


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.


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.


appendiX d: Compendium of speCifiCations on lBC oveRlay designs

1a: sun-maR Composting toilet pRoduCt speCifiCation


1B: phoeniX Composting toilet pRoduCt speCifiCation


1B: phoeniX Composting toilet pRoduCt speCifiCation (continued)


2a: geofloW suBsuRfaCe dRip system manufaCtuReRs liteRatuRe


2a: geofloW suBsuRfaCe dRip system manufaCtuReRs liteRatuRe (continued)


3a1: pRemieR tanKs RainWateR haRvesting CisteRn pRoduCt speCifiCation


3a2: sCafCo WateR stoRage pRoduCt speCifiCation


3a2: sCafCo WateR stoRage pRoduCt speCifiCation (continued)


3B1: goulds pump pRoduCt speCifiCation


3B1: goulds pump pRoduCt speCifiCation (continued)


3C1: photogRaph of RainWateR CaRtRidge filteRs3f1: photogRaph of uv disinfeCtion


3C2: hayWaRd RainWateR sand filteR pRoduCt speCifiCation


3C2: hayWaRd RainWateR sand filteR pRoduCt speCifiCation (continued)


3g: sChematiC of typiCal single home sCale RainWateR haRvesting system


4a: memBRane BioReaCtoR system


4a: memBRane BioReaCtoR system (continued)


4B: ReveRse osmosis system


4B: ReveRse osmosis system (continued)

Code and RegulatoRy BaRRieRs to the living Building Challenge foR sustainaBle, affoRdaBle

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