By RICHARD BLUMENBERG Special to the Palisadian-Post California was the first state to pass a Green Building Code, which became law in January 2011. This resulted in sweeping changes about how structures can be built, the materials that can be used and the protections that must be provided for the occupants of a structure. Several new requirements apply to new construction, and several also apply to a remodel project. * First of all, this measure addresses the need to reduce the amount of materials put into landfills. When a structure is demolished, the materials generated must be recycled or reused in order to reduce construction waste by at least 50 percent. No longer can a builder just bulldoze a house and haul all the debris to a landfill. * In order to help reduce contaminated runoff into the ocean, the measure requires that all water generated during construction or from rainfall must be contained within the construction site and not flow into the storm-drain system. * The Green Code also addresses potential mold in buildings cause by wet materials being enclosed by the exterior and interior finishes. Now, building materials with visible signs of water damage cannot be used in a construction project and must be inspected and approved by the building inspector before being enclosed. * In the past, occupants of a project often had construction dust (which had accumulated in the ductwork during construction) blow into their area after the heating and cooling system was turned on. To prevent this from happening, all duct openings must now be covered during construction until the project is substantially complete and until the final start-up of the heating and cooling system. * Spaces around pipes, conduits or other openings in the building exterior must be closed with cement mortar or metal plates to prevent the passage of rodents. * An electric-vehicle charging station must be provided in the garage for a future electric vehicle. In addition, the electric panel must have sufficient amperage and a dedicated circuit for this outlet. * In new construction or major remodels, an area on the roof of at least 250 sq. ft. must be designated for future electric solar panels and must be connected with a conduit to the future collectors and future solar subpanel. * All appliances must meet Energy Star requirements. Bathroom exhaust fans must be Energy Star compliant and be controlled by a humidistat. * The flow rate of all plumbing fixtures is now limited to conserve water usage by 20 percent above the previous standards. For example, a toilet used to use 7.5 gallons per flush, then it went to 3.5 gallons per flush, then 1.6 gallons, and now it is 1.28 gallons per flush. Some people are having problems with clogged pipes due to the decreased flow. * When a shower is served by more than one shower head, such as a shower head, hand shower and body sprays, only one of these may be used at one time–they all cannot be used simultaneously. * To prevent the running of an irrigation system when the soil is already moist or it is raining, irrigation systems must have sensors that have either weather- or soil-based controllers. * The AQMD has determined that wood-burning fireplaces contribute to air pollution. Therefore fireplaces must now be a sealed, direct vent type. This type of fireplace has a permanently affixed piece of glass at the fireplace opening and the fireplace may only be a gas-burning type. * In the past, building materials generated fumes and compounds within the occupied areas. This did not matter since the houses were so drafty that these unwanted elements continually blew out of the house. Over the years, newer houses have become more airtight due to sealing all gaps, weather-stripping, more insulation and air-tight recessed lighting. This has caused problems for the occupants, some of who have become sick from these locked-in elements. The ordinance has addressed this problem in a number of ways: (1) Houses are now required to have a whole-house exhaust system with outside air to force air changes within a structure; (2) architectural paints and coatings, adhesives, caulks and sealants must comply with Volatile Organic Compound (VOC) limits; (3) there are new limits on formaldehyde in materials such as particleboard, medium-density fiberboard and hardwood plywood; (4) there are VOC limits for carpets, rugs and cushion; and (5), 50 percent of the total area receiving resilient floors must comply with VOC limits. ‘ For the items noted in this article, the contractor is required to provide documentation to prove that the requirements have been met and the required materials have been used. In addition, an operation and maintenance manual must be provided by the contractor to the owner at the completion of construction. In conclusion, the Green Building Code is attempting to create healthier environments for people living or working in a structure, but has made the process of building more complex, and possibly the construction will be more costly. Local resident Richard Blumenberg, AIA is an award-winning L.E.E.D.-accredited architect. He is the consulting architect for four homeowner associations in Pacific Palisades and is a past president of the Pacific Palisades Civic League. Founded in 1997, RLB Architecture is located at 15200 Sunset Blvd., Suite 201. Telephone: (310) 459-0244.
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