Joe Barfield provided the above document and link to us. He also included the following resources for anyone considering a gray water system:Interpretation Number: CI2009-002 April 20, 2009Title: Grey Water Provisions on Residential Applications.
Code/Edition: 2006 Uniform Plumbing Code as amended by COSA
Purpose: To clarify the acceptable provisions regarding the use of grey water on residential applications.
Question: Can I discharge the gray water from a residential washing machine directly onto the ground surface on the exterior of a residence?
Answer: Yes, Gray water may be discharged directly onto the ground surface on the exterior of a residence under the following conditions:
Limited to single family dwellings only.
Irrigated areas must be in a fenced-in area and in control of the occupant of that residence. The area must be limited use and access by residents, pets and foot traffic.
Cannot be used during times of rain.
Irrigation must not create a public health nuisance such as surface ponding.
The irrigated area must support plant growth such as grass, bushes, or be overlaid with a vegetative cover.
The discharge point of the hose shall be kept a minimum of 10 ft from the property lines.
The Director of the Health Department may suspend this practice if he determines that it creates a negative impact on the community health.
Roderick Sanchez, AICP, CBO,
Director and Building Official
Planning and Development Services Department
Showing posts with label grey water. Show all posts
Showing posts with label grey water. Show all posts
Tuesday, March 2, 2010
Do you want to use grey water for irrigation in San Antonio? Here is an interpretation of the code (with other useful links)
Gray Water is a fantastic way to provide some water for thirsty plants. The good news is that it is legal in San Antonio. Roderick Sanchez, Director of the City of San Antonio Planning and Development Services Department provided an interpretation of the city rules governing residential gray water dated April 20, 2009. I've included a link to a pdf of the interpretation, but for convenience have transcribed the document below:
Tuesday, April 28, 2009
The Miracle of Permaculture Part 3: Geoff Lawton introduces the Food Forest
In this video, Geoff Lawton of the Permaculture Research Institute of Australia introduces the concept of the Food Forest. This is a small part of the DVD Establishing a Food Forest, which is available as a region free DVD that is playable worldwide. Unlike their Harvesting Rainwater DVD, this is in the NTSC television format which makes it viewable on US televisions.
Thursday, April 23, 2009
Express-News Earth Matters: Briseño disagrees with SAWS staff
S A Express-News reporter Anton Caputo's April 21 article S.A.'s 50 year water plan. Who has the final say? addresses the disagreement between former city manager and current SAWS president Alex Briseño's and SAWS staff concerning whether the city council's approval ought to be sought for the 50 year water plan currently under consideration by the city owned utility.
Friday, April 17, 2009
Expandable managed-water-system based Geothermal cuts HVAC bills in half without need for buried ground loops, (possibly for an entire town).
With the DeMarco patented system (patents #6604376 and #4538418) from Encore Energy Systems and American GeoThermal Systems you don't need a buried horizontal water loop field or a series of vertical dry wells connected by pipes. Instead it uses the otherwise wasted thermal properties of water in the mains.
The DeMarco Energy Miser System features an heat exchanger that transfers heat or cold from the municipal water supply to a closed loop system inside the building. Without a buried geothermal pipe system all the benefits of geothermal HVAC system are still obtained: low operating costs, flexible temperature zoning, high efficiency even when temperatures outside are at extremes, and free hot water heating during the cooling season.
But the system has one more benefit: it is scalable. To add capacity to a ground loop system another ground loop must be buried but with the DeMarco system a valve is merely adjusted to allow more flow from the municipal water supply.
The system works using effluent, grey water and recycled water (such as that which SAWS distributes to industrial users) as well.
To test the system the company chose locations with extreme weather. Fort Irwin National Training Center (Dry Heat of the Mojave Desert), Winner School District 59-2 in South Dakota (Extreme Cold) and the Marine Corp Air Station at Beaufort, South Carolina (Extreme Humid Heat).
A study
by R Gordon Bloomquist, of Washington State University, for the Department of Energy (Municipal Water-Based Heat Pump Heating and/or Cooling Systems DOE /ID/13480--T/) found that such a system would not adversely affect the water system from which it drew heat or cold. You can view and download a copy of the report from the OSTI.gov or Science Accelerator site.
Since the system requires the cooperation of a water provider, the initial prime market is state, federal and city owned buildings, large campus facilities, entire smaller cities or communities, buildings centrally located in the water distribution network, large master planned communities and sites with grey water or reclaimed water supplies. But once a water utility had experience with it, they might be inclined to allow individual homeowners to install it as well.
Several years ago our members heard about community wide geothermal from Victor DeMarco. The work seems to have progressed and seems to be gaining some momentum.
The DeMarco Energy Miser System features an heat exchanger that transfers heat or cold from the municipal water supply to a closed loop system inside the building. Without a buried geothermal pipe system all the benefits of geothermal HVAC system are still obtained: low operating costs, flexible temperature zoning, high efficiency even when temperatures outside are at extremes, and free hot water heating during the cooling season.
But the system has one more benefit: it is scalable. To add capacity to a ground loop system another ground loop must be buried but with the DeMarco system a valve is merely adjusted to allow more flow from the municipal water supply.
The system works using effluent, grey water and recycled water (such as that which SAWS distributes to industrial users) as well.
To test the system the company chose locations with extreme weather. Fort Irwin National Training Center (Dry Heat of the Mojave Desert), Winner School District 59-2 in South Dakota (Extreme Cold) and the Marine Corp Air Station at Beaufort, South Carolina (Extreme Humid Heat).
A study
by R Gordon Bloomquist, of Washington State University, for the Department of Energy (Municipal Water-Based Heat Pump Heating and/or Cooling Systems DOE /ID/13480--T/) found that such a system would not adversely affect the water system from which it drew heat or cold. You can view and download a copy of the report from the OSTI.gov or Science Accelerator site.Since the system requires the cooperation of a water provider, the initial prime market is state, federal and city owned buildings, large campus facilities, entire smaller cities or communities, buildings centrally located in the water distribution network, large master planned communities and sites with grey water or reclaimed water supplies. But once a water utility had experience with it, they might be inclined to allow individual homeowners to install it as well.
Several years ago our members heard about community wide geothermal from Victor DeMarco. The work seems to have progressed and seems to be gaining some momentum.
Thursday, April 2, 2009
Allied Thermal Systems installs swimming pool geothermal / cooling tower hybrid in San Antonio
Mac Word of Allied Thermal Systems /Allied Energy Systems in Austin designs and installs innovative high efficiency air conditioning systems for the home using principles borrowed from large commercial installations.In San Antonio he recently designed and installed a system that uses a swimming pool as a geothermal source, combined with a cooling tower.
Mac Word writes:
You can see the gray tower installed with the pool equipment. The water is piped to the remote heat pump modules on either side of the house. In the house are conventional heat pump air handlers, so when the unit is working in the cooling mode the heat is transferred to the pool thus providing free pool heat in the shoulder times of the year. When the pool gets to the desired temperature, the cooling tower and the pump starts and the tower keeps the pool at the desired temperature for the balance of the cooling season. In the winter the units pull heat from the pool to heat the house just like (a geothermal system with pipes in deep holes). The earth contact with the pool plus the solar gain replenish the heat energy in the pool.The cooling tower part of the system, inspired by large commercial systems, can use condensate generated by the heat pump to account for 1/2 the water use at peak. Rainwater and brackish water can also be used.
Thursday, March 26, 2009
An Ordinance 200 G -0 3 -1 2 -0 1 7 9 Approving And Adopting The Recommendations Of The Mayor's Sustainable Building Task Force
The ordinance based on the Mayor's Sustainable Building Task Force was passed by the city council on March 12. A pdf of the Ordinance (200 G -0 3 -1 2 -0 1 7 9) is on line but sometimes it is useful to have a document in html format. Naturally it is very long. But you can follow the read more link below to the full text in html.
This text was copied from the pdf and put into Word using character recognition, so there may be some missing or garbled text in this version. If you need to be certain about the wording of the ordinance be sure to rely on the city's pdf which is signed by Mayor Hardberger and the city attorney.
On the city's pdf, quite a few sections are underlined. That underlining is not here. I'm not sure of the meaning of it. But until someone tells me otherwise I'll guess that those sections were revised between the draft and final stages.
AN ORDINANCE 200 g -0 3 -1 2 -0 1 7 9
APPROVING AND ADOPTING THE RECOMMENDATIONS OF THE MAYOR'S SUSTAINABLE BUILDING TASK FORCE, PROVIDING FOR AMENDMENTS TO THE CITY CODE TO IMPLEMENT CERTAIN RECOMMENDATIONS, PROVIDING FOR AN EFFECTIVE DATE AND FOR SEVERANCE.
* * * * *
WHEREAS, during the 2009 State of the City Address, Mayor Phil Hardberger announced his "Mission Verde" effort to begin building a 21 8t Century energy infrastructure for the City of San Antonio; and
WHEREAS, as a component of the "Mission Verde" plan, the Mayor established a Sustainable Building Task Force, consisting of representatives from key stakeholder groups whose mission was "to develop building strategies that enhance San Antonio's capacity to experience a resilient and environmentally sensitive future, emphasizing and focused on energy and water conservation"; and
WHEREAS, the City of San Antonio supports the adoption and implementation of energy provisions that result in energy savings of 15% or greater than the currently adopted code in 2008 (International Energy Conservation Code (IECC) 2000 with 2001 supplement and American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE) 90.1 1999), the goal of 30% energy savings in 2012 over the currently adopted code in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999), the goal of net-zero carbon by 2030 with the intent to provide flexibility to permit the use of innovative approaches and techniques to achieve the effective use of energy and to reduce greenhouse gas and ozone precursor emissions in San Antonio and which is not intended to abridge safety, health, or environmental requirements contained in other applicable codes or Ordinances; NOW THEREFORE,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SAN ANTONIO:
SECTION 1. The San Antonio City Council approves and adopts the recommendations of the Mayor's Sustainable Building Task Force as provided for in this Ordinance.
SECTION 2. This Ordinance shall regulate the design and construction of new buildings, building additions, or level 3 alterations as defined in the International Existing Building Code 2006 for the effective use of energy and will take effect on January 1, 2010. This Ordinance shall be publicly reviewed before March 1, 2012. After that date, it shall be reviewed, and amended as needed, every three years at a minimum. The Director, Planning and Development Services Department, shall be permitted to approve specific computer software (including at least one free, publicly-available source), worksheets, compliance manuals, and other similar materials that meet the intent of this Ordinance.
SECTION 3. Chapter 6, Article XV. International Energy Conservation Code, section 6·658 is amended by adding a Preamble and new sections (b) and (c), and to reflect the following changes underline indicating new.
ARTICLE XV. INTERNATIONAL ENERGY CONSERVATION CODE
PREAMBLE: The City of San Antonio supports the adoption and implementation of energy provisions that result in energy savings of 15% or greater than the currently adopted code in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999), the goal of 30% energy savings in 2012 over the currently adopted code in 2008 (IECC 2000 with 2001 sURplement and ASHRAE 90.1 1999), the goal of net-zero carbon by 2030 with the intent to provide flexibility to permit the use of innovative approaches and techniques to achieve the effective use of energy and to reduce greenhouse gas and ozone precursor emissions in San Antonio and which is not intended to abridge safety, health, or environmental requirements contained in other awlicable codes or Ordinances.
The City of San Antonio approves the goals of the following recommendations of the Sustainable Building Task Force:
That the Planning and Development Services Department. Office of Public Utilities within Finance, and the Office of Environmental Policy coordinate with CPS Energy and San Antonio Water System (SAWS) to evaluate a new construction residential and commercial financial incentive program to include the provision of specific rebates or other incentives, with an ultimate goal of achieving net zero carbon by 2030 and be designed to reward improved performance in a scaled fashion, within the current limitations of all applicable laws and regulations.
2. That the City of San Antonio create a marketing and education awareness campaign which is a unified comprehensive community-wide outreach effort supporting an advanced sustainable buildings initiative.
That CPS Energy and SAWS provide existing rebate and incentive information to the City of San Antonio to coordinate and promote incentives to provide one-stop information.
That the Planning and Development Services DeRartment, with assistance from the Office of Environmental Policy, provide information on sustainable building practices and incentives to encourage residential and commercial developers to exceed minimum code requirements and serve as a clearinghouse for green building information from a wide and ever-increasing variety of sources.
That the City of San Antonio Office of Environmental Policy coordinate education awareness with other agencies or organizations that include workshops. trainings, and seminars which will provide sustainable building practices for residential and commercial buildings that exceed minimum code requirements.
That the City of San Antonio evaluate the feasibility of offering a property tax exemption for new homes and tax abatement or phase-in for new commercial buildings that achieve high energy performance levels, including participation in a third party verified green rating system addressing residential and commercial building. Such considerations may include a minimum HERS score for residential buildings.
7. That the City of San Antonio evaluate the feasibility of offering an additional amount of property tax abatement or phase-in for new homes and commercial buildings that utilize on-site renewable energy.
8 That the City of San Antonio Office of Environmental Policy promote an annual San Antonio Green Leadership awards program to recognize all new residential and commercial builders, architects, and others that significantly exceed the minimum code and to post those names on the City's website and through additional public media outlets.
9. That CPS Energy and SAWS evaluate incentives and rebates to support energy and water conservation for programs that exceeds code and include such programs in a unified city-wide promotion.
10. That the City of San Antonio evaluate the feasibility of funding for incentives through the Planning and Development Services Department. which could include fast-track permitting and reimbursement of fees, within the limitations of the current enterprise organization structure.
11. That energy incentives be provided to achieve 30% or greater savings above the currently adopted energy code; and
12. That a Stakeholder Sustainable Building Committee (SSBC) be formed which consists of representatives of architectural, engineering, construction, development, green building and building code professionals. Among other duties, the SSBC would monitor the implementation of the recommendations of the Mayor's Task Force on Sustainable Buildings and meet as needed but not less often than every three years to review COSA sustainability energy policies and goals. The SSBC would measure periodic progress and recommend the establishment or modification of interim goals to attain agreed long-term goals. Interim and long-term goals would be evaluated and recommended for amendment as required on the basis of sustainable environmental and community benefits, return on investment and practical impact on the regulated community. In 2012 the interim goal would target 30% above the current code in effect in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999); incentives will increase proportionately to achieve greater savings. Finally, should the energy needs/uses of existing buildings be examined in the future, the SSBC would be charged with the responsibility to present recommendations to City Council.
Sec. 6-658. Adoption of the International Energy Conservation Code.
(a) The 2000 International Energy Conservation Code with 2001 supplement is hereby adopted as the energy conservation code for the city. The 2000 International Energy Conservation Code with 2001 Supplement is incorporated herein as fully as if set out at length and three (3) copies ofboth have been and are now filed in the office of the city clerk for permanent record and inspection pursuant to section 17 of the City Charter. From the date on which the article shall take effect, the provisions thereof are controlling within the limits of the city .
(b) Beginning January 1. 2010, energy usage in one-and two-family and multi-family dwellings, 3 stories or less, must achieve an efficiency rate of 15% above the current City of San Antonio energy code that was in effect in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999) by complying with any of the following options:
1. IECC 2009 (as approved and/or amended by the City of San Antonio and/or Energy Systems Laboratory (ESL». This meets the 15% standard referenced above.
2. Energy Star Certification Compliance. This meets the 15% standard referenced above.
3. Software or energy modeling tools or prescriptive building packages approved by the City of San Antonio Building Official and/or ESL. A demonstrated passing score satisfies the 15% standard referenced above.
4. Approved compliance methods as adopted by the State of Texas and/or Energy Systems Lab (ESL). A demonstrated passing score satisfies the 15% standard referenced above.
5. Build San Antonio Green, USGBC LEED-H, or other third-party certification program that meets or exceeds the energy requirements as approved by the Code Official shall be considered 10 compliance. This meets the 15% standard referenced above.
(c) Beginning January 1, 2010, buildings not covered in (b) above must achieve an efficiency rate of 15% above the current City of San Antonio energy code that was in effect in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999) by complying with any of the following options:
L COMcheck or other software as approved by Planning and Development Services based on existing codes (ASHRAE 90.1 1999 & IECC 2000 with 2001 supplements) showing 15% or above the passing score.
2. COMcheck based on ASHRAE 90.1 2007. A passing score satisfies the 15% standard referenced above.
3..COMcheck based on IECC 2009 (when IECC 2009 is available and approved by ESL). A passing score satisfies the 15% standard referenced
4. ASHRAE 90.1 2007 energy modeling analysis approved methods. This meets the 15% standard referenced above.
5. ASHRAE Advanced Energy Design Guidelines. This meets the 15% standard referenced above.
6. Software or energy modeling methods or prescriptive building packages as adopted by the City of San Antonio Building Official and/or ESL. A demonstrated passing score satisfies the 15% standard referenced above.
7. Approved compliance methods that meet the new energy requirements herein as adopted by the State of Texas. A demonstrated Qassing score satisfies the 15% standard referenced above.
8. USGBC LEED or other third-party certification program that meets or exceeds the energy requirements as approved by the Code Official shall be considered in compliance.
9. Performance rating calculations and documentation shall be in accordance with the International Building Code, "Performance Rating Method", and shall be submitted with each application for a building permit. Documentation, including calculations, shall be prepared by a registered design professionaL
SECTION 4. Chapter 6, Article III. Building Code, is amended to reflect the following changes, underline indicating new:
Sec. 6-37. Local Amendments to the IBC
*************
SECTION 1502 DEFINITIONS
1502.1 General. The following words and terms shall, for the purposes ofthis chapter and as used elsewhere in this code, have the meanings shown herein.
Energy Star Certified Roof: Applicable to 2:12 sloped roofs or less. A roof that is Energy Star certified. Energy Star is a joint program of the US Environmental Protection Agency and the Department ofEnergy.
**********
SECTION 1506 MATERIALS
1506.1 Scope. The requirements set forth in this section shall apply to the application ofroof~ covering materials specified herein. Roof coverings shall be applied in accordance with this chapter and the manufacturer's installation instructions. Installation of roof coverings shall comply with the applicable provisions of Section 1507. Beginning January 1, 2010, Energy Star Certified roofs shall be required on all new buildings with a roof slope of 2: 12 or less.
Exception: Buildings with a use classification of Group R-2, R-3, or R-4 and 3 stories or
SECTION 5. Chapter 6, Article V. Mechanical Code, is amended to reflect the following change, underline indicating new:
Sec. 6-67. Amendments
*************
107.2.1 New, Altered, extended or repaired systems. New mechanical systems and parts of existing systems, which have been altered, extended, renovated or repaired, shall be tested as prescribed herein to disclose leaks and defects. Beginning January 1, 2010, all ducts in unconditioned spaces of all new Group R-3 Residential occupancies shall be duct tested prior to covering or concealment as prescribed herein to disclose leaks and defects.
SECTION 6. Chapter 6, Article XIII. International Residential Code is amended to reflect the following change, underline indicating new:
Sec. 6-631. Local Amendments to the IRe
*************
SECTION RI09 INSPECTIONS AND TESTING
RI09,1 Types ofinspections and tests. For onsite construction, from time to time the building official, upon notification from the permit holder or his agent, shall make or cause to be made any necessary inspections and tests and shall approve that portion of the construction as completed or shall notify the permit holder or his or her agent wherein the same fails to comply with this code.
RI09.1.2 Plumbing, mechanical, gas and electrical systcms inspections and tests. Rough inspections of plumbing, mechanical, gas and electrical systems shall be made prior to covering or concealment, before fixtures or appliances are set or installed, and prior to framing inspection.
Exception: Back-filling of ground-source heat pump loop systems tested in accordance with Section M21 05.1 prior to inspection shall be permitted.
Beginning January 1, 2010, for all one-and two-family dwellings, all ducts in unconditioned spaces shall be duct tested prior to covering or concealment to disclose leaks and defects. Tests shall be made by an independent certified RESNET energy rater or an alternate approved by the building official using objective, verifiable testing criteria and results provided to the building official. Apparatus, material and labor reguired for testing a mechanical system shall be furnished by the independent certified RESNET energy rater or building official approved alternate. Where any work or installation does not pass an initial test or inspection, the necessary corrections shall be made so as to achieve compliance with this code. The work or installation shall then be resubmitted to the building official for inspection and testing.
SECTION 7. Chapter 24, Article II. Plumbing Code, ofthe City Code of San Antonio, Texas, is amended to reflect the following changes, underline indicating new:
Sec. 24-12. Amendments
**********
402.8 Certain Plumbing Fixtures. When installing gravity flush toilets, bathroom aerators, showerheads, urinals in new buildings on or after January 1, 2010, unless specifically stated otherwise, the fixtures will meet or exceed the following performance standards; and where the Environmental Protection Agency has accepted that specific plumbing fixtures by make and model, meet or exceed the WaterSense standards, such fixtures installed will be from the most current listing available at the time of installation:
a. Gravity flush toilets shall have a maximum average water use of no more than
1.28 gallons per flush.
b. Faucet aerators for bathrooms shall have a maximum water flow of 1.5 gallons per minute.
c. Showerheads shall have a maximum water flow of 2.0 gallons ner minute. All associated valves must be appropriate to the flows.
d. Urinals in commercial buildings shall have a maximum water use of 0.5 gallons per flush.
**********
609.11 Hot Water Lines. Buildings with a use classification of Group R-2, R-3, or R~4, as defined in the International Building Code and that are 3 stories or less without a dedicated hot-water return line with runs exceeding 20 feet between the heating element and the end use fixture shall be insulated with R4 sleeve insulation or with materials approved by the Planning and Development Services Department (such as 5/8" foam). A dedicated return loop with an on-demand system is an acceptable alternative. Insulation will not be required to be continuous through studs.
SECTION 8. The following sections of Chapter 34, Water and Sewers, of the City Code of San Antonio, Texas, is amended to reflect the following changes, underline indicating new and strikeout deleted:
Sec. 34-271. Definitions.
********** Large property means a tract of land or several tracts of land managed as a group such as commonly found in neighborhood common areas or medians and street setbacks commonly found associated with commercial development regardless of the number of meters or individual parcel sizes associated with the property [owned by a geftet'a1 etls1:omer] that equals or exceeds five (5) acres in size and has an irrigation system covering all or a portion of the property.
Large property means a tract of land or several tracts of land managed as a group such as commonly found in neighborhood common areas or medians and street setbacks commonly found associated with commercial development regardless of the number of meters or individual parcel sizes associated with the property [oWfled by a general 6Hstomer] that equals or exceeds five (5) acres in size and has an irrigation system covering all or a portion ofthe property.
Large use property means any property that uses 1 million gallons of water or more for irrigation purposes in a single calendar year.
************
Sec. 34-273. Activities to be regulated on or after January 1, 2006. is amended by the following changes to sections (1) and (2) and the addition of new sections (8), (9), and (10), as follows:
*************
(1) Minimum irrigation area and flow direction. Newly installed irrigation systems using pop-up spray or rotor technology shall not be used in landscaped areas which have both:
a. Dimensions less than five (5) feet in length and/or width; and,
b. Impervious pedestrian or vehicular traffic surfaces along two (2) or more perimeters.
Where pop-up sprays and rotor heads are allowed in newly installed irrigation systems, they:
a. Must direct flow away from any adjacent impervious surface; and
b. Shall not be placed within four (4) inches from an impervious surface.
c. Irrigation systems newly installed in one-and two-family dwellings may not cover more than 10,000 square feet of landscape with spray or rotor irrigation heads. The use of drip irrigation or micro-sprays may be used to expand the coverage size upon approval of the landscape plan by SAWS.
(2) Annual irrigation system analysis for athletic fields, golf courses, large use and large properties.
a. An annual irrigation system analysis shall be required for all athletic fields, golf courses~ large use and large properties and shall be submitted in writing to the San Antonio Water System Conservation Department on or before May 1 st of each year [, begiooiRg OR May 1, 2006]. Golf courses, athletic fields, and large properties that meet the definition of large use and large use properties regardless of size including residential properties must have a licensed irrigator signoff on the annual irrigation system analysis. Golf courses, either than those utilizing recycled water for irrigation in accordance with an agreement with SAWS, shall comply with residential irrigation requirements on areas other than tee boxes, fairways and greens.
*************
(8) Certain Plumbing Fixtures.
When installing gravity flush toilets, bathroom aerators, showerheads, urinals in new buildings on or after January 1, 2010, unless specifically stated otherwise, the fixtures wi11 meet or exceed the following performance standards; and where the Environmental Protection Agency has accepted that specific plumbing fixtures by make and model, meet or exceed the WaterSense standards, such fixtures installed will be from the most current listing available at the time of installation:
d. Urinals in commercial buildings shall have a maximum water use of 0.5 gallons per flush.
(9) Coin Operated Washing Machines.
All newly installed coin-operated washing machines including, but not limited to those that might be found in laundry-mats, apartment houses, dorms or other communal use situations shall be selected from Consortium for Energy Efficiency (CEE) that meet or exceed the most current Tier 2 water and energy standards as detennined by the CEE.
(10) Hot Water Lines.
Buildings with a use classification of Group R-2, R-3, or R-4, as defined in the International Building Code and that are 3 stories or less without a dedicated hot-water return line with runs exceeding 20 feet between the heating element and the end use fixture shall be insulated with R4 sleeve insulation or with materials approved by the Planning and Development Services Department (such as 5/8" foam). A dedicated return loop with an on-demand system is an acceptable alternative. Insulation will not be required to be continuous through studs.
*************
Sec. 34-275. Landscaping regulations generally applicable on and after January 1,2006. is amended by the addition of a new section (6) as follows:
************
(6) Irrigation system use, setting and schedule recommendations.
All irrigators installing irrigation systems permitted by the City of San Antonio shall provide to the irrigation system owner a recommended seasonal irrigation schedule and instructions on how to use the irrigation system and set the controller. Seasonal schedules provided will be approved by the SAWS Conservation Director or designee. The schedule will be affixed to the irrigation controller or an adjacent wall.
************
SECTION 9. The City Council finds that the amendments to Chapter 34 of the San Antonio Municipal Code as described above are in the nature of tariff revisions to terms and conditions of water delivery service by the San Antonio Water System. Further, the City Council finds that the amendments are in the public interest; and are fair, reasonable, and non-discriminatory.
SECTION 10. To the extent there is a conflict with another Ordinance or provision of the City Code, this Ordinance shall supersede.
SECTION 11. All other provisions of the City Code of San Antonio, Texas shall remain in full force and effect unless expressly amended by this Ordinance.
SECTION 12. Should any Article, Section, Part, Paragraph, Sentence, Phrase, Clause, or Word of this Ordinance, for any reason be held illegal, inoperative, or invalid, or if any exception to or limitation upon any general provision herein contained be held to be unconstitutional or invalid or ineffective, the remainder shall, nevertheless, stand effective and valid as if it had been enacted and ordained without the portion held to be unconstitutional or invalid or ineffective.
SECTION 13. The City Clerk is directed to publish notice of this Ordinance in accordance with Section 17 ofthe Charter ofthe City of San Antonio.
SECTION 14. The publishers of the City Code of San Antonio, Texas, are authorized to amend said Code to reflect the changes adopted herein and to correct typographical errors and to format and number paragraphs to conform to the existing code.
SECTION 15. This Ordinance shall take effect on January 1 st, 2010.
PASSED AND APPROVED this 12th day of March 2009 #~
Phil Hardberger
MAYOR
This text was copied from the pdf and put into Word using character recognition, so there may be some missing or garbled text in this version. If you need to be certain about the wording of the ordinance be sure to rely on the city's pdf which is signed by Mayor Hardberger and the city attorney.
On the city's pdf, quite a few sections are underlined. That underlining is not here. I'm not sure of the meaning of it. But until someone tells me otherwise I'll guess that those sections were revised between the draft and final stages.
AN ORDINANCE 200 g -0 3 -1 2 -0 1 7 9
APPROVING AND ADOPTING THE RECOMMENDATIONS OF THE MAYOR'S SUSTAINABLE BUILDING TASK FORCE, PROVIDING FOR AMENDMENTS TO THE CITY CODE TO IMPLEMENT CERTAIN RECOMMENDATIONS, PROVIDING FOR AN EFFECTIVE DATE AND FOR SEVERANCE.
* * * * *
WHEREAS, during the 2009 State of the City Address, Mayor Phil Hardberger announced his "Mission Verde" effort to begin building a 21 8t Century energy infrastructure for the City of San Antonio; and
WHEREAS, as a component of the "Mission Verde" plan, the Mayor established a Sustainable Building Task Force, consisting of representatives from key stakeholder groups whose mission was "to develop building strategies that enhance San Antonio's capacity to experience a resilient and environmentally sensitive future, emphasizing and focused on energy and water conservation"; and
WHEREAS, the City of San Antonio supports the adoption and implementation of energy provisions that result in energy savings of 15% or greater than the currently adopted code in 2008 (International Energy Conservation Code (IECC) 2000 with 2001 supplement and American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE) 90.1 1999), the goal of 30% energy savings in 2012 over the currently adopted code in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999), the goal of net-zero carbon by 2030 with the intent to provide flexibility to permit the use of innovative approaches and techniques to achieve the effective use of energy and to reduce greenhouse gas and ozone precursor emissions in San Antonio and which is not intended to abridge safety, health, or environmental requirements contained in other applicable codes or Ordinances; NOW THEREFORE,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SAN ANTONIO:
SECTION 1. The San Antonio City Council approves and adopts the recommendations of the Mayor's Sustainable Building Task Force as provided for in this Ordinance.
SECTION 2. This Ordinance shall regulate the design and construction of new buildings, building additions, or level 3 alterations as defined in the International Existing Building Code 2006 for the effective use of energy and will take effect on January 1, 2010. This Ordinance shall be publicly reviewed before March 1, 2012. After that date, it shall be reviewed, and amended as needed, every three years at a minimum. The Director, Planning and Development Services Department, shall be permitted to approve specific computer software (including at least one free, publicly-available source), worksheets, compliance manuals, and other similar materials that meet the intent of this Ordinance.
SECTION 3. Chapter 6, Article XV. International Energy Conservation Code, section 6·658 is amended by adding a Preamble and new sections (b) and (c), and to reflect the following changes underline indicating new.
ARTICLE XV. INTERNATIONAL ENERGY CONSERVATION CODE
PREAMBLE: The City of San Antonio supports the adoption and implementation of energy provisions that result in energy savings of 15% or greater than the currently adopted code in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999), the goal of 30% energy savings in 2012 over the currently adopted code in 2008 (IECC 2000 with 2001 sURplement and ASHRAE 90.1 1999), the goal of net-zero carbon by 2030 with the intent to provide flexibility to permit the use of innovative approaches and techniques to achieve the effective use of energy and to reduce greenhouse gas and ozone precursor emissions in San Antonio and which is not intended to abridge safety, health, or environmental requirements contained in other awlicable codes or Ordinances.
The City of San Antonio approves the goals of the following recommendations of the Sustainable Building Task Force:
That the Planning and Development Services Department. Office of Public Utilities within Finance, and the Office of Environmental Policy coordinate with CPS Energy and San Antonio Water System (SAWS) to evaluate a new construction residential and commercial financial incentive program to include the provision of specific rebates or other incentives, with an ultimate goal of achieving net zero carbon by 2030 and be designed to reward improved performance in a scaled fashion, within the current limitations of all applicable laws and regulations.
2. That the City of San Antonio create a marketing and education awareness campaign which is a unified comprehensive community-wide outreach effort supporting an advanced sustainable buildings initiative.
That CPS Energy and SAWS provide existing rebate and incentive information to the City of San Antonio to coordinate and promote incentives to provide one-stop information.
That the Planning and Development Services DeRartment, with assistance from the Office of Environmental Policy, provide information on sustainable building practices and incentives to encourage residential and commercial developers to exceed minimum code requirements and serve as a clearinghouse for green building information from a wide and ever-increasing variety of sources.
That the City of San Antonio Office of Environmental Policy coordinate education awareness with other agencies or organizations that include workshops. trainings, and seminars which will provide sustainable building practices for residential and commercial buildings that exceed minimum code requirements.
That the City of San Antonio evaluate the feasibility of offering a property tax exemption for new homes and tax abatement or phase-in for new commercial buildings that achieve high energy performance levels, including participation in a third party verified green rating system addressing residential and commercial building. Such considerations may include a minimum HERS score for residential buildings.
7. That the City of San Antonio evaluate the feasibility of offering an additional amount of property tax abatement or phase-in for new homes and commercial buildings that utilize on-site renewable energy.
8 That the City of San Antonio Office of Environmental Policy promote an annual San Antonio Green Leadership awards program to recognize all new residential and commercial builders, architects, and others that significantly exceed the minimum code and to post those names on the City's website and through additional public media outlets.
9. That CPS Energy and SAWS evaluate incentives and rebates to support energy and water conservation for programs that exceeds code and include such programs in a unified city-wide promotion.
10. That the City of San Antonio evaluate the feasibility of funding for incentives through the Planning and Development Services Department. which could include fast-track permitting and reimbursement of fees, within the limitations of the current enterprise organization structure.
11. That energy incentives be provided to achieve 30% or greater savings above the currently adopted energy code; and
12. That a Stakeholder Sustainable Building Committee (SSBC) be formed which consists of representatives of architectural, engineering, construction, development, green building and building code professionals. Among other duties, the SSBC would monitor the implementation of the recommendations of the Mayor's Task Force on Sustainable Buildings and meet as needed but not less often than every three years to review COSA sustainability energy policies and goals. The SSBC would measure periodic progress and recommend the establishment or modification of interim goals to attain agreed long-term goals. Interim and long-term goals would be evaluated and recommended for amendment as required on the basis of sustainable environmental and community benefits, return on investment and practical impact on the regulated community. In 2012 the interim goal would target 30% above the current code in effect in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999); incentives will increase proportionately to achieve greater savings. Finally, should the energy needs/uses of existing buildings be examined in the future, the SSBC would be charged with the responsibility to present recommendations to City Council.
Sec. 6-658. Adoption of the International Energy Conservation Code.
(a) The 2000 International Energy Conservation Code with 2001 supplement is hereby adopted as the energy conservation code for the city. The 2000 International Energy Conservation Code with 2001 Supplement is incorporated herein as fully as if set out at length and three (3) copies ofboth have been and are now filed in the office of the city clerk for permanent record and inspection pursuant to section 17 of the City Charter. From the date on which the article shall take effect, the provisions thereof are controlling within the limits of the city .
(b) Beginning January 1. 2010, energy usage in one-and two-family and multi-family dwellings, 3 stories or less, must achieve an efficiency rate of 15% above the current City of San Antonio energy code that was in effect in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999) by complying with any of the following options:
1. IECC 2009 (as approved and/or amended by the City of San Antonio and/or Energy Systems Laboratory (ESL». This meets the 15% standard referenced above.
2. Energy Star Certification Compliance. This meets the 15% standard referenced above.
3. Software or energy modeling tools or prescriptive building packages approved by the City of San Antonio Building Official and/or ESL. A demonstrated passing score satisfies the 15% standard referenced above.
4. Approved compliance methods as adopted by the State of Texas and/or Energy Systems Lab (ESL). A demonstrated passing score satisfies the 15% standard referenced above.
5. Build San Antonio Green, USGBC LEED-H, or other third-party certification program that meets or exceeds the energy requirements as approved by the Code Official shall be considered 10 compliance. This meets the 15% standard referenced above.
(c) Beginning January 1, 2010, buildings not covered in (b) above must achieve an efficiency rate of 15% above the current City of San Antonio energy code that was in effect in 2008 (IECC 2000 with 2001 supplement and ASHRAE 90.1 1999) by complying with any of the following options:
L COMcheck or other software as approved by Planning and Development Services based on existing codes (ASHRAE 90.1 1999 & IECC 2000 with 2001 supplements) showing 15% or above the passing score.
2. COMcheck based on ASHRAE 90.1 2007. A passing score satisfies the 15% standard referenced above.
3..COMcheck based on IECC 2009 (when IECC 2009 is available and approved by ESL). A passing score satisfies the 15% standard referenced
4. ASHRAE 90.1 2007 energy modeling analysis approved methods. This meets the 15% standard referenced above.
5. ASHRAE Advanced Energy Design Guidelines. This meets the 15% standard referenced above.
6. Software or energy modeling methods or prescriptive building packages as adopted by the City of San Antonio Building Official and/or ESL. A demonstrated passing score satisfies the 15% standard referenced above.
7. Approved compliance methods that meet the new energy requirements herein as adopted by the State of Texas. A demonstrated Qassing score satisfies the 15% standard referenced above.
8. USGBC LEED or other third-party certification program that meets or exceeds the energy requirements as approved by the Code Official shall be considered in compliance.
9. Performance rating calculations and documentation shall be in accordance with the International Building Code, "Performance Rating Method", and shall be submitted with each application for a building permit. Documentation, including calculations, shall be prepared by a registered design professionaL
SECTION 4. Chapter 6, Article III. Building Code, is amended to reflect the following changes, underline indicating new:
Sec. 6-37. Local Amendments to the IBC
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SECTION 1502 DEFINITIONS
1502.1 General. The following words and terms shall, for the purposes ofthis chapter and as used elsewhere in this code, have the meanings shown herein.
Energy Star Certified Roof: Applicable to 2:12 sloped roofs or less. A roof that is Energy Star certified. Energy Star is a joint program of the US Environmental Protection Agency and the Department ofEnergy.
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SECTION 1506 MATERIALS
1506.1 Scope. The requirements set forth in this section shall apply to the application ofroof~ covering materials specified herein. Roof coverings shall be applied in accordance with this chapter and the manufacturer's installation instructions. Installation of roof coverings shall comply with the applicable provisions of Section 1507. Beginning January 1, 2010, Energy Star Certified roofs shall be required on all new buildings with a roof slope of 2: 12 or less.
Exception: Buildings with a use classification of Group R-2, R-3, or R-4 and 3 stories or
SECTION 5. Chapter 6, Article V. Mechanical Code, is amended to reflect the following change, underline indicating new:
Sec. 6-67. Amendments
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107.2.1 New, Altered, extended or repaired systems. New mechanical systems and parts of existing systems, which have been altered, extended, renovated or repaired, shall be tested as prescribed herein to disclose leaks and defects. Beginning January 1, 2010, all ducts in unconditioned spaces of all new Group R-3 Residential occupancies shall be duct tested prior to covering or concealment as prescribed herein to disclose leaks and defects.
SECTION 6. Chapter 6, Article XIII. International Residential Code is amended to reflect the following change, underline indicating new:
Sec. 6-631. Local Amendments to the IRe
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SECTION RI09 INSPECTIONS AND TESTING
RI09,1 Types ofinspections and tests. For onsite construction, from time to time the building official, upon notification from the permit holder or his agent, shall make or cause to be made any necessary inspections and tests and shall approve that portion of the construction as completed or shall notify the permit holder or his or her agent wherein the same fails to comply with this code.
RI09.1.2 Plumbing, mechanical, gas and electrical systcms inspections and tests. Rough inspections of plumbing, mechanical, gas and electrical systems shall be made prior to covering or concealment, before fixtures or appliances are set or installed, and prior to framing inspection.
Exception: Back-filling of ground-source heat pump loop systems tested in accordance with Section M21 05.1 prior to inspection shall be permitted.
Beginning January 1, 2010, for all one-and two-family dwellings, all ducts in unconditioned spaces shall be duct tested prior to covering or concealment to disclose leaks and defects. Tests shall be made by an independent certified RESNET energy rater or an alternate approved by the building official using objective, verifiable testing criteria and results provided to the building official. Apparatus, material and labor reguired for testing a mechanical system shall be furnished by the independent certified RESNET energy rater or building official approved alternate. Where any work or installation does not pass an initial test or inspection, the necessary corrections shall be made so as to achieve compliance with this code. The work or installation shall then be resubmitted to the building official for inspection and testing.
SECTION 7. Chapter 24, Article II. Plumbing Code, ofthe City Code of San Antonio, Texas, is amended to reflect the following changes, underline indicating new:
Sec. 24-12. Amendments
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402.8 Certain Plumbing Fixtures. When installing gravity flush toilets, bathroom aerators, showerheads, urinals in new buildings on or after January 1, 2010, unless specifically stated otherwise, the fixtures will meet or exceed the following performance standards; and where the Environmental Protection Agency has accepted that specific plumbing fixtures by make and model, meet or exceed the WaterSense standards, such fixtures installed will be from the most current listing available at the time of installation:
a. Gravity flush toilets shall have a maximum average water use of no more than
1.28 gallons per flush.
b. Faucet aerators for bathrooms shall have a maximum water flow of 1.5 gallons per minute.
c. Showerheads shall have a maximum water flow of 2.0 gallons ner minute. All associated valves must be appropriate to the flows.
d. Urinals in commercial buildings shall have a maximum water use of 0.5 gallons per flush.
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609.11 Hot Water Lines. Buildings with a use classification of Group R-2, R-3, or R~4, as defined in the International Building Code and that are 3 stories or less without a dedicated hot-water return line with runs exceeding 20 feet between the heating element and the end use fixture shall be insulated with R4 sleeve insulation or with materials approved by the Planning and Development Services Department (such as 5/8" foam). A dedicated return loop with an on-demand system is an acceptable alternative. Insulation will not be required to be continuous through studs.
SECTION 8. The following sections of Chapter 34, Water and Sewers, of the City Code of San Antonio, Texas, is amended to reflect the following changes, underline indicating new and strikeout deleted:
Sec. 34-271. Definitions.
********** Large property means a tract of land or several tracts of land managed as a group such as commonly found in neighborhood common areas or medians and street setbacks commonly found associated with commercial development regardless of the number of meters or individual parcel sizes associated with the property [owned by a geftet'a1 etls1:omer] that equals or exceeds five (5) acres in size and has an irrigation system covering all or a portion of the property.
Large property means a tract of land or several tracts of land managed as a group such as commonly found in neighborhood common areas or medians and street setbacks commonly found associated with commercial development regardless of the number of meters or individual parcel sizes associated with the property [oWfled by a general 6Hstomer] that equals or exceeds five (5) acres in size and has an irrigation system covering all or a portion ofthe property.
Large use property means any property that uses 1 million gallons of water or more for irrigation purposes in a single calendar year.
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Sec. 34-273. Activities to be regulated on or after January 1, 2006. is amended by the following changes to sections (1) and (2) and the addition of new sections (8), (9), and (10), as follows:
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(1) Minimum irrigation area and flow direction. Newly installed irrigation systems using pop-up spray or rotor technology shall not be used in landscaped areas which have both:
a. Dimensions less than five (5) feet in length and/or width; and,
b. Impervious pedestrian or vehicular traffic surfaces along two (2) or more perimeters.
Where pop-up sprays and rotor heads are allowed in newly installed irrigation systems, they:
a. Must direct flow away from any adjacent impervious surface; and
b. Shall not be placed within four (4) inches from an impervious surface.
c. Irrigation systems newly installed in one-and two-family dwellings may not cover more than 10,000 square feet of landscape with spray or rotor irrigation heads. The use of drip irrigation or micro-sprays may be used to expand the coverage size upon approval of the landscape plan by SAWS.
(2) Annual irrigation system analysis for athletic fields, golf courses, large use and large properties.
a. An annual irrigation system analysis shall be required for all athletic fields, golf courses~ large use and large properties and shall be submitted in writing to the San Antonio Water System Conservation Department on or before May 1 st of each year [, begiooiRg OR May 1, 2006]. Golf courses, athletic fields, and large properties that meet the definition of large use and large use properties regardless of size including residential properties must have a licensed irrigator signoff on the annual irrigation system analysis. Golf courses, either than those utilizing recycled water for irrigation in accordance with an agreement with SAWS, shall comply with residential irrigation requirements on areas other than tee boxes, fairways and greens.
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(8) Certain Plumbing Fixtures.
When installing gravity flush toilets, bathroom aerators, showerheads, urinals in new buildings on or after January 1, 2010, unless specifically stated otherwise, the fixtures wi11 meet or exceed the following performance standards; and where the Environmental Protection Agency has accepted that specific plumbing fixtures by make and model, meet or exceed the WaterSense standards, such fixtures installed will be from the most current listing available at the time of installation:
d. Urinals in commercial buildings shall have a maximum water use of 0.5 gallons per flush.
(9) Coin Operated Washing Machines.
All newly installed coin-operated washing machines including, but not limited to those that might be found in laundry-mats, apartment houses, dorms or other communal use situations shall be selected from Consortium for Energy Efficiency (CEE) that meet or exceed the most current Tier 2 water and energy standards as detennined by the CEE.
(10) Hot Water Lines.
Buildings with a use classification of Group R-2, R-3, or R-4, as defined in the International Building Code and that are 3 stories or less without a dedicated hot-water return line with runs exceeding 20 feet between the heating element and the end use fixture shall be insulated with R4 sleeve insulation or with materials approved by the Planning and Development Services Department (such as 5/8" foam). A dedicated return loop with an on-demand system is an acceptable alternative. Insulation will not be required to be continuous through studs.
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Sec. 34-275. Landscaping regulations generally applicable on and after January 1,2006. is amended by the addition of a new section (6) as follows:
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(6) Irrigation system use, setting and schedule recommendations.
All irrigators installing irrigation systems permitted by the City of San Antonio shall provide to the irrigation system owner a recommended seasonal irrigation schedule and instructions on how to use the irrigation system and set the controller. Seasonal schedules provided will be approved by the SAWS Conservation Director or designee. The schedule will be affixed to the irrigation controller or an adjacent wall.
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SECTION 9. The City Council finds that the amendments to Chapter 34 of the San Antonio Municipal Code as described above are in the nature of tariff revisions to terms and conditions of water delivery service by the San Antonio Water System. Further, the City Council finds that the amendments are in the public interest; and are fair, reasonable, and non-discriminatory.
SECTION 10. To the extent there is a conflict with another Ordinance or provision of the City Code, this Ordinance shall supersede.
SECTION 11. All other provisions of the City Code of San Antonio, Texas shall remain in full force and effect unless expressly amended by this Ordinance.
SECTION 12. Should any Article, Section, Part, Paragraph, Sentence, Phrase, Clause, or Word of this Ordinance, for any reason be held illegal, inoperative, or invalid, or if any exception to or limitation upon any general provision herein contained be held to be unconstitutional or invalid or ineffective, the remainder shall, nevertheless, stand effective and valid as if it had been enacted and ordained without the portion held to be unconstitutional or invalid or ineffective.
SECTION 13. The City Clerk is directed to publish notice of this Ordinance in accordance with Section 17 ofthe Charter ofthe City of San Antonio.
SECTION 14. The publishers of the City Code of San Antonio, Texas, are authorized to amend said Code to reflect the changes adopted herein and to correct typographical errors and to format and number paragraphs to conform to the existing code.
SECTION 15. This Ordinance shall take effect on January 1 st, 2010.
PASSED AND APPROVED this 12th day of March 2009 #~
Phil Hardberger
MAYOR
Thursday, March 19, 2009
Why is Rainwater Collection so legal in Texas and so illegal in Colorado?
In Brad Lancaster's Rainwater Harvesting Basics YouTube video, he mentions that in Arizona though rainwater collection was illegal people collected it anyway, and the laws that made it illegal were changed. Perhaps you might think that rainwater catchment was illegal because of some concern or another about cisterns, but according to an article in the LA Times, collecting rainwater off of one's own roof in Colorado is illegal and considered to be stealing water that belongs to someone else.
Powerful lobbies oppose changes in Colorado water law that would allow rainwater catchment. They see the water that falls on a roof as already being part of a waterway whose flow has been allocated.
Water law generally is complicated and Texas water law is no exception, but the simple reason rainwater catchment was not a big legal issue in Texas is that though the state controls natural surface waterways, rainfall is not considered part of the waterway until it joins it. Landowners can reasonably capture and use rainfall before it joins a natural stream, creek, river or lake. Though we have plenty of issues for our legislature to fight about, thankfully rainwater catchment is not one of them.
So, legal rainwater harvesting is yet another reason to be glad to be a Texan.
Powerful lobbies oppose changes in Colorado water law that would allow rainwater catchment. They see the water that falls on a roof as already being part of a waterway whose flow has been allocated.
Water law generally is complicated and Texas water law is no exception, but the simple reason rainwater catchment was not a big legal issue in Texas is that though the state controls natural surface waterways, rainfall is not considered part of the waterway until it joins it. Landowners can reasonably capture and use rainfall before it joins a natural stream, creek, river or lake. Though we have plenty of issues for our legislature to fight about, thankfully rainwater catchment is not one of them.
So, legal rainwater harvesting is yet another reason to be glad to be a Texan.
Wednesday, March 18, 2009
Boerne Sustainable Concept House owners share their home with the public
Some people who build an interesting house don't want anybody to know about it. Some people are willing to be on a home tour. Some even do a personal blog detailing the process. But Karen and Griz Adams of Boerne, Texas are going the extra-mile on their Sustainable Concept House to let people in on the process of building and in experiencing the results.
In July,when their sustainable home is completed they will host a week long open house to benefit the Cibilo Nature Center, which for three years will then coordinate continuing education programs for both architects and the general public including field trips to the house Topics will include solar energy passive and active, sustainable building materials, rainwater harvesting, gray water and LEED residential certification workshops. Already the Cibilo Nature Center has hosted one workshop. Another is planned for May 23, 2009 which will include a visit to the site.
The house is scheduled to be included in an AIA home tour in Fall 2009.
Karen, a PR consultant by trade, regularly updates an Express-News blog, Green Dream , on the process of building the house. Once they found the materials they wanted to use they contacted suppliers and used the power of possible good publicity to negotiate good prices. A medical diagnostics company will be performing a study to examine how a healthy home can impact health.
Ben Adam, AIA designed the 3500 sq foot home which will house the family of four and Karen and Griz's offices. Karen said they chose to go with 2 by 6 stick framing to show that mainstream construction methods, if done right would result in an energy efficient, healthy sustainable home.
The house which is on an infill lot in Tapatio Springs will be connected to the subdivision's sewer but not to their water. Rainwater catchment and gray water reuse are expected to meet all their water needs. The house will include passive solar design, a solar hot water heater and geothermal air conditioning.
The house is intended to achieve LEED Platinum status.
In July,when their sustainable home is completed they will host a week long open house to benefit the Cibilo Nature Center, which for three years will then coordinate continuing education programs for both architects and the general public including field trips to the house Topics will include solar energy passive and active, sustainable building materials, rainwater harvesting, gray water and LEED residential certification workshops. Already the Cibilo Nature Center has hosted one workshop. Another is planned for May 23, 2009 which will include a visit to the site.
The house is scheduled to be included in an AIA home tour in Fall 2009.
Karen, a PR consultant by trade, regularly updates an Express-News blog, Green Dream , on the process of building the house. Once they found the materials they wanted to use they contacted suppliers and used the power of possible good publicity to negotiate good prices. A medical diagnostics company will be performing a study to examine how a healthy home can impact health.
Ben Adam, AIA designed the 3500 sq foot home which will house the family of four and Karen and Griz's offices. Karen said they chose to go with 2 by 6 stick framing to show that mainstream construction methods, if done right would result in an energy efficient, healthy sustainable home.
The house which is on an infill lot in Tapatio Springs will be connected to the subdivision's sewer but not to their water. Rainwater catchment and gray water reuse are expected to meet all their water needs. The house will include passive solar design, a solar hot water heater and geothermal air conditioning.
The house is intended to achieve LEED Platinum status.
Saturday, February 28, 2009
Brad Lancaster's Rainwater Harvesting Basics Parts 1 & 2
Brad Lancaster talks about his evolution into rainwater harvesting, and the current state of our freshwater resources. Filmed at Santa Barbara City College Lifescape Garden. Produced by Sustainable World Media. Directed by Jill Cloutier. Camera Logan Nevitt, Edited by Carol Hirashima.
Part 2: Developing a 'resilience basket' of local food with rainwater harvesting earthworks on neighborhood commons - greywater as an important household strategy and the successful Arizona code model.
Part 2: Developing a 'resilience basket' of local food with rainwater harvesting earthworks on neighborhood commons - greywater as an important household strategy and the successful Arizona code model.
Thursday, February 26, 2009
Small is Sustainable. The charming small homes of Tumbleweed
For the past 4 decades the average size of the American home has increased. In major home and builder magazines, "small" homes are often anything less than 2000 sq. feet.
But, Tumbleweed Tiny House Company of Sebastopol, California offers really small houses that are really big on style.
Some of the houses are built on trailers, such as the Weebee, but a number of the designs are meant for permanent foundations. A few are minimalist modern, such as the Z-Glass, but most have the charm of a early 20th century cottage. The Harbinger and Loring and the larger but less lyrically name, B-53, would all fit in any historic neighborhood.
Though the homes are stick framed and built with conventional material, their size alone makes them green and sustainable. Jay Shafer's designs often incorporate lofts, wet bathrooms and ceilings of less than 8 feet. The lower ceilings keep proportions of the house right and add to a more cozy feel.
The very tiny houses built on trailers can be purchased ready made. The other homes are available as plans, with consultations and attendance at building workshops included.
Below is a video introduction to Jay's own home an Epu which is built on a trailer.
UPDATE: On Feb 23, 2009 Amanda at "Constructing a Simpler Life" published an excellent piece with pictures based on an interview with Jay Shafer it is really interesting.
But, Tumbleweed Tiny House Company of Sebastopol, California offers really small houses that are really big on style.
Some of the houses are built on trailers, such as the Weebee, but a number of the designs are meant for permanent foundations. A few are minimalist modern, such as the Z-Glass, but most have the charm of a early 20th century cottage. The Harbinger and Loring and the larger but less lyrically name, B-53, would all fit in any historic neighborhood.
Though the homes are stick framed and built with conventional material, their size alone makes them green and sustainable. Jay Shafer's designs often incorporate lofts, wet bathrooms and ceilings of less than 8 feet. The lower ceilings keep proportions of the house right and add to a more cozy feel.
The very tiny houses built on trailers can be purchased ready made. The other homes are available as plans, with consultations and attendance at building workshops included.
Below is a video introduction to Jay's own home an Epu which is built on a trailer.
UPDATE: On Feb 23, 2009 Amanda at "Constructing a Simpler Life" published an excellent piece with pictures based on an interview with Jay Shafer it is really interesting.
Wednesday, February 25, 2009
Brad Lancaster will Revolutionize your thinking about Rain Water Harvesting.
May 17 Update: Find full details on the Design Build Live page: Rainwater Harvesting Rock Star Comes to Austin.If you think that rain water harvesting is just for people without access to municipal water, then you haven't heard Brad Lancaster. Luckily Brad is coming to Austin for three days: May 29 to 31. His visit is hosted by Design Build Live, the descendant of the Austin group which inspired the creation of our own group.
Brad will show you how society treats the rain water that falls on our roofs and soil as a dangerous substance that must be channeled away quickly, all the while spending millions importing other people's rainwater from lakes, rivers and aquifers. He is also hilarious.
In Tuscon, Arizona on an urban 1/8 acre lot, Brad and his brother harvest over 100,000 gallons of water which they turn into living air conditioners of food-bearing shade trees, abundant gardens, and a thriving landscape incorporating wildlife habitat, beauty, edible and medicinal plants.
Check out the Design Build Live website for details as they become available.
Upcoming Events
February 27 to March 1: Austin Green Living Expo at the Austin Convention Center. $7.50 admission.
Saturday, March 14, Earthen Floor Workshop, Austin. Cost $75. Taught by Frank Meyer (the Thangmaker) and hosted by Design Build Live.
Wednesday, March 18, 7:00 pm - 9:00 pm -Design Build Live Monthly Presentation
Introduction to Straw Bale Construction. Guest presenter: Ben Obregon of The Sustainable Design Center
Tuesday, March 31, San Antonio Sustainable Living, monthly meeting. 7 pm. Whole Foods Market at the Quarry. Training room.
Wednesday, April 15, 7:00 pm - 9:00 pm - Design Build Live Monthly Presentation: Conserving Resources: Reduce, Reduce, Reduce Guest presenter: Jenny Nazak of Austin Permaculture Guild
May 2, 2009: SolarFest San Antonio, at Maverick Park sponsored by Solar San Antonio .
Friday, Feb 27 3 pm @ Austin Green Living Expo. Design Build Live's Introduction to Natural Building $7.50 admission to entire Expo includes this talk
Saturday Feb 28 1:30 pm @ Austin Green Living Expo Design Build Live's Straw Bale Construction Overview $7.50 admission to entire Expo includes this talk
Saturday March 7, Earth Plaster Finish Coat Workshop, Austin. Cost $75 Hosted by Design Build Live.Saturday, March 14, Earthen Floor Workshop, Austin. Cost $75. Taught by Frank Meyer (the Thangmaker) and hosted by Design Build Live.
Wednesday, March 18, 7:00 pm - 9:00 pm -Design Build Live Monthly Presentation
Introduction to Straw Bale Construction. Guest presenter: Ben Obregon of The Sustainable Design Center
Tuesday, March 31, San Antonio Sustainable Living, monthly meeting. 7 pm. Whole Foods Market at the Quarry. Training room.
Wednesday, April 15, 7:00 pm - 9:00 pm - Design Build Live Monthly Presentation: Conserving Resources: Reduce, Reduce, Reduce Guest presenter: Jenny Nazak of Austin Permaculture Guild
Friday, April 17, to Sunday, April 19, 2009 - DBL Special Event
Rainwater Harvesting Rockstar Comes to Austin: Brad Lancaster
A series of talks and events with the dynamic author of the Rainwater Harvesting for Drylands series. Prepare to be amazed. Brad shows how urban residents not just people in the countryside can harvest water in ways you've never imagined. His site: http://www.harvestingrainwater.com/
May 2, 2009: SolarFest San Antonio, at Maverick Park sponsored by Solar San Antonio .
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