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Tassafaronga Village - David Baker Architects
2009.11.11 GREENBUILD INTERNATIONAL CONFERENCE + EXPO Tassafaronga Village: A LEED Neighborhood Development Case Study David Baker, FAIA, LEED AP Daniel Simons, AIA, LEED AP David Baker + Partners, Architects www.dbarchitect.com USS Minneapolis Tassafaronga Village originally military housing named after a WWII naval battle the U.S. lost off Tassafaronga Point, Guadalcanal DEVELOPMENT TEAM Architect Developers Consultants Contractor Tassafaronga Village SITE Tassafaronga Village located in Oakland, California SITE site Tassafaronga Village SITE site Tassafaronga Village the site lies on the industrial/residential edge SITE industrial Tassafaronga Village site residential the site lies on the industrial/residential edge SITE Site Tassafaronga Village residential to the east SITE Tassafaronga Village industrial to the west SITE EXISTING SITE CONDITIONS Site Tassafaronga Village abandoned pasta factory + decaying public housing school + library industrial uses abandoned pasta factory unused railroad siding playing fields existing public housing community center Tassafaronga Village previous uses of 7.91 acre site 179 total dwelling units 7.91 acres 7.5 net acres 28.5 units per acre 230 parking spaces Tassafaronga Village AFFORDABLE RENTAL HOUSING 60-‐unit apartment building Oakland Housing Authority (OHA) Tassafaronga Village 60-‐unit apartment building (OHA) Tassafaronga Village entry and common room with green roof 60-‐unit apartment building (OHA) Tassafaronga Village apartments face the street and screen the garage 60-‐unit apartment building (OHA) Tassafaronga Village ground level 60-‐unit apartment building (OHA) Tassafaronga Village second level AFFORDABLE RENTAL HOUSING 77 townhouses in 13 buildings Oakland Housing Authority (OHA) Tassafaronga Village Townhouses (OHA) Tassafaronga Village sketch of central courtyard Townhouses (OHA) Tassafaronga Village rendering of central courtyard Townhouses (OHA) Tassafaronga Village photograph of central courtyard under construction Townhouses (OHA) Tassafaronga Village sketch of pedestrian way lined with townhouses Townhouses (OHA) Tassafaronga Village AIDS CLINIC + AFFORDABLE RENTAL HOUSING Renovated pasta factory • 20-‐unit apartment building • 1,200 square foot clinic • AIDS Project of the East Bay Tassafaronga Village Renovated pasta factory Tassafaronga Village Renovated pasta factory Tassafaronga Village Renovated pasta factory Tassafaronga Village AFFORDABLE FOR-‐SALE HOUSING 22 townhouses in 9 buildings Habitat for Humanity East Bay Tassafaronga Village Habitat for Humanity Tassafaronga Village Habitat for Humanity Tassafaronga Village Habitat for Humanity Tassafaronga Village LEED-‐ND Certified Gold Plan Tassafaronga Village LEED for Homes Platinum registered LEED Neighborhood Development • Encourages neighborhood development projects that protect and enhance the overall health, natural environment, and quality of life of communities • Promotes the location and design of neighborhoods that reduce auto dependence by providing jobs and services that are accessible by foot, bicycle, or public transit Tassafaronga Village Tassafaronga Village LEED for Homes LEED for Homes is a rating system that promotes the design and construction of high-‐performance green homes. Green homes use less energy, water and natural resources, create less waste, and are more durable and comfortable for occupants. • Tassafaronga Village Tassafaronga LEED ND Gold Certified Site Plan ! ! ! ! ! attempted possible Smart Location + Linkages 21 30 Neighborhood Pattern + Design 22 39 Green Construction + Technology 17 31 Innovation + Design Process 6 6 Platinum Gold Silver Certified 80-‐106 points 60-‐76 points 50-‐59 points 40-‐49 points TOTAL Tassafaronga Village 66 106 Tassafaronga ! LEED for ! Homes Registered Platinum ! ! ! ! ! ! Platinum Gold Silver Certified 80 points 65 points 50 points 35 points ! ! ! attempted Innovation + Design Process Location + Linkages Sustainable Sites Water Efficiency Energy + Atmosphere Material + Resources Indoor Environmental Quality Awareness + Education TOTAL Tassafaronga Village possible 9 11 10 10 19 22 10 15 16.5 38 12 16 12 21 3 3 91.5 136 Tassafaronga LEED for Homes Registered Platinum FACTORS IN GOING FROM SILVER TO PLATINUM • Solar Hot Water • Small Units • Location in LEED ND Plan • Increased Building Envelope Efficiency • Increased Equipment Efficiency Tassafaronga Village LOCATION • Site choice matters • Goal: Reduce auto dependence • Solution: Provide housing close to... Transportation Jobs Services Schools Parks, libraries, etc. • Solution: Promote walkability and reconnect the neighborhood Tassafaronga Village SSL Credit 3: Infill Site + Previously Developed (6 points) LOCATION site Tassafaronga Village SSL Credit 4: Reduced Automobile Dependence (5 points) Tassafaronga Village LOCATION LOCATION site Tassafaronga Village BART 1/2 mile 10-‐minute walk-‐shed LOCATION site Tassafaronga Village BRT 1/2 mile 10-‐minute walk-‐shed SSL Credit 6: Housing + Jobs Proximity (3 points) Tassafaronga Village LOCATION SSL Credit 3: Preferred Location (8 points) NPD Credit 8: Street Network (2 points) Tassafaronga Village LOCATION SSL Credit 7: School Proximity (1 point) Tassafaronga Village LOCATION rendering of central courtyard NPD Credit 12: Access to Public Spaces NPD Credit 13: Access to Active Public Spaces Tassafaronga Village LOCATION NPD Credit 12: Access to Public Spaces NPD Credit 13: Access to Active Public Spaces Tassafaronga Village LOCATION NPD Credit 2: Diversity of Uses Tassafaronga Village LOCATION NPD Credit 7: Walkable Streets if we Tassafaronga Village LOCATION Why we did it: • More vibrant place to live • Uses resources more efficiently • Makes public transit viable • Supports local businesses Tassafaronga Village DENSITY Why we did it: • More vibrant place to live • Uses resources more efficiently • Makes public transit viable • Supports local businesses How we did it: • Smaller unit size • Reduced parking footprint (by including street parking) • Not prioritizing solar orientation Tassafaronga Village DENSITY DENSITY SSL Credit 3: 20-‐29 Centerline Miles per Mile2 in a One-‐Mile Radius (2 points) NPD Credit 8: Greater than 30 centerline miles per Mile2 on site (density higher than neighborhood) 8 12 20 48 Street grid density across a region in centerline miles: the more urban, the higher the density Tassafaronga Village NPD Credit 1: Compact Development (AKA Density) LEED for Homes SS1.2 SS6 LEED for HOMES Unit size reduction (10 points!) Tassafaronga Village DENSITY NPD Credit 3: Diversity of Housing Types (3 points) DENSITY level 1 Tassafaronga Village 4-‐bedroom townhouse NPD Credit 3: Diversity of Housing Types (3 points) level 2 Tassafaronga Village DENSITY level 3 4-‐bedroom townhouse NPD Credit 3: Diversity of Housing Types (3 points) Tassafaronga Village DENSITY small studio unit in pasta factory building DENSITY private streets with required parking on the street Tassafaronga Village private streets mimic public streets NPD Credit 6: Reduced Parking Footprint (2 points) IDP (1 point) Tassafaronga Village DENSITY example of street parking to meet requirement ENERGY + RESOURCE EFFICIENCY • Minimize environmental impact of construction • Maximize the energy efficiency of the buildings • Treat storm water on site Tassafaronga Village PASTA FACTORY: BEFORE Tassafaronga Village REUSED 93% OF BUILDING • Structural steel • Floor framing + decking • Most exterior walls Tassafaronga Village EFFICIENCY What we couldn’t use on site we salvaged Added new floor and some infill walls Tassafaronga Village EFFICIENCY ND standard is 50% (1 point; doesn’t include demolition waste) But recycled asphalt and concrete contributed to GCT Credit 17: Recycled Content for Infrastructure Homes 88% (3 points) Demolition waste was an ID point Tassafaronga Village EFFICIENCY Ground concrete on site Tassafaronga Village EFFICIENCY Sorted waste during construction Tassafaronga Village EFFICIENCY WHERE DID WE END UP? EFFICIENCY 94% of all demolition + construction waste was recycled Tassafaronga Village CALIFORNIA TITLE 24 California’s mandate for energy efficiency (Gets harder every 3 years) USGBC recognizes Title 24 and allows it as energy model in place of EnergyStar Since 1975, the amount of energy use per person has grown by almost 50 percent in the rest of the country... California’s numbers have stayed nearly level. Tassafaronga Village EFFICIENCY TYPICAL TITLE 24 BREAKDOWN IN KBTU Space heating Space cooling Fans Domestic hot water Pumps Tassafaronga Village standard design proposed 7.70 4.22 1.10 18.01 0.06 4.38 1.80 0.32 14.96 0.06 EFFICIENCY proposed with solar hot water 4.38 1.80 0.32 10.67 0.06 EFFICIENCY PERCENT BELOW TITLE 24 47.5% 60-‐unit apartment building: 47.5% Renovated pasta factory: 30% Townhouses (OHA): 45-‐50% below Title 24! 20 15 Townhouses (Habitat): 35-‐40% 10 5 0 Standard Design + Solar DWH Apartment Building kBtu/sf-yr Tassafaronga Village HOW WE DID IT • Good windows: U .35 • Good insulation: R-‐21 walls; R-‐38 roof • High-‐efficiency shared domestic hot water and heating hot water systems • Solar hot water (see GCT 13) Tassafaronga Village EFFICIENCY WHY IS THE PASTA FACTORY NOT AS GOOD? EFFICIENCY • Less insulation in walls and roof (couldn’t fur out 2x6 walls, reused existing 2x10 roof framing) • Aluminum window in keeping with more industrial character but didn’t perform as well Tassafaronga Village GCT Credit 13: On-‐Site Renewable Energy Sources Solar Hot Water: No ND point Tassafaronga Village EFFICIENCY PV ND GCT Credit 12 On-‐Site Energy Generation Homes EA10 EFFICIENCY Townhouses (Habitat): 2.3 KW system per unit (22 units) 50.6 KW Renovated pasta factory: 36 KW Apartment building: 93 KW Total 179.6 KW! Tassafaronga Village GCT Credit 3: Reduced Water Use LEED for HOMES Tassafaronga Village EFFICIENCY STORM WATER MANAGEMENT EFFICIENCY • Goal: Slow down flow and treat water prior to entering city system • Soil conditions on site not conducive to infiltration Tassafaronga Village EFFICIENCY PLANTED BIO-‐SWALE o o o o SECTION Homes SS 2.2-2.5 & ID point ND ID point Maintenance not typically part of LEED but should be. Images from website? STREET CURB TREES INLET RIVER ROCK SIDEWALK PLAN VIEW Tassafaronga Village PLANTS DRAIN INLET TO CITY STORM SYSTEM FLOW-‐THROUGH CURBS AT STREET Tassafaronga Village EFFICIENCY PERMEABLE GUTTER where there is no room for swale Tassafaronga Village EFFICIENCY TREATMENT PLANTERS PLANTS DOWNSPOUT OVERFLOW DRAIN INLET RIVER ROCK INFILTRATION PLANTER MIX PERFORATED DRAIN PIPE WASHED DRAIN ROCK CONNECTION TO CITY STORM SYSTEM Tassafaronga Village STORM WATER TREATMENT PLANTERS Tassafaronga Village EFFICIENCY GREEN ROOF Tassafaronga Village EFFICIENCY PLANTED PODIUM Tassafaronga Village EFFICIENCY Bay Friendly plants conserve irrigation water PLANTED PODIUM Tassafaronga Village EFFICIENCY green roof podiums from other Db+P designs COST • Construction cost: $52.8m • Cost per square foot: $232 • Cost for LEED ND Pilot Program INCLUDED IN BUDGET: $8,000 • Cost for LEED for Homes (provider + fees) INCLUDED IN BUDGET: $62,400 Tassafaronga Village Tassafaronga Village Tassafaronga Village Tassafaronga Village Tassafaronga Village www.dbarchitect.com/Tassafaronga Tassafaronga Village
