G Family Housing Design.pdf

Family Housing Design CSTO (Rev A)

SILC-CSTO-36-11 55 13 11-01

Mission Support Business Model

Configuration Standard

Technical Order

Commander U.S. Coast Guard Shore Infrastructure Logistics Center

300 East Main Street, Suite 800 Norfolk, VA 23510-9104 Staff Symbol: (esd) Phone: (757) 628-4277

11101

15 September 2020

Subj: FAMILY HOUSING DESIGN CSTO (Rev A)

Ref: a) Civil Engineering Manual, COMDTINST M11000.11 (series)

b) Shore Infrastructure – Mission Support Business Model Requirements Directive

Technical Order, SILC-RDTO-36-11 29 11 00-01 (latest)

1. PURPOSE. This Configuration Standard Technical Order (CSTO) establishes standards for the design of new, major renovations, or maintenance of existing Coast Guard owned Family Housing (FH).

2. ACTION. Mission Readiness Product Line (MRPL) Housing Asset Line (HAL) shall ensure compliance with the provisions of this technical order.

3. AUTHORIZATION. This technical order has been reviewed and is authorized by the SILC Commander.

4. DIRECTIVES / TECHNICAL ORDERS AFFECTED. This is an administrative change to the current Family Housing Design CSTO and replaces SILC-CSTO-36-11 53 13 11- 01/20160525.

5. ENVIRONMENTAL ASPECT AND IMPACT CONSIDERATIONS.

a. The general policies contained in this technical order are categorically excluded under current USCG categorical exclusion #L5 from further environmental analysis, in accordance with the U.S. Coast Guard Environmental Planning Policy, COMDTINST 5090.1 (series).

b. All future specific actions resulting from the general policies in this technical order must be individually evaluated for compliance with the National Environmental Policy Act (NEPA), Council on Environmental Quality NEPA regulations at 40 CFR Parts 1500-1508, DHS and Coast Guard Environmental Planning policy, and compliance with all other environmental mandates.

6. DISTRIBUTION. SILC Business Operations Division (BOD) posts an electronic version of this technical order in CG-TIMS and adds the document in the Approved Technical Order Library on SILC's Configuration Management site on the CG Portal. No paper distribution will be made of this document.

7. SCOPE. The standards described in this technical order shall be implemented in accordance the following constraints.

a. TECHNICAL AUTHORITY. The technical authority for this technical order is SILC

Commander. Additional roles and responsibilities associated with executing this configuration standard are identified in Section 1.3 of this technical order.

11101 15 September 2020

Subj: FAMILY HOUSING DESIGN CSTO (Rev A)

b. ASSETS / SERVICES. This technical order applies to all Coast Guard owned Family Housing assets.

8. TOOLS AND EQUIPMENT. All data shall be maintained within Shore Asset Management System (SAM) and Housing Maintenance Information System (HMIS).

9. TRAINING. Implementation of this technical order does not require training beyond standard Coast Guard requirements for personnel.

10. DEVELOPMENT TEAM. The following authorities and subject matter experts were significantly involved in producing this technical order.

Name Position Organization

CDR Todd Wimmer Subject Matter Expert (SME) TRACEN Petaluma - FE

LCDR Jordan Samson Branch Chief CEU Oakland - MRPL

LT Michael Rathbun Subject Matter Expert (SME) FDCC - REC

Damion Dunlap Subject Matter Expert (SME) FDCC Det Seattle

Julie Meier Asset Line Manager CEU Oakland-MRPL

11. FORMS / REPORTS. Facility assessments shall be conducted in accordance with reference (a). A sample facility checklist is included as Appendix A and can be downloaded from the Forms and Templates Library on the SILC Configuration Management Portal site.

12. REQUEST FOR CHANGES. Submit recommendations for technical order improvements, waivers, or corrections in accordance with the Engineering Change Proposal (ECP) PGTO.

T. WADE GESELE

Captain, U.S. Coast Guard

Family Housing Design i

TABLE OF CONTENTS

1 Overview

1.1 Configuration Standard Summary

1.2 Applicability

1.2.1 Scope

1.3 Roles and Responsibilities

1.3.1 Responsibilities and Impacts

2 Technical Requirements

2.1 Site Design

2.1.1 Site Planning

2.1.2 Site Development

2.1.3 Utility Infrastructure

2.1.4 Public Recreational Facilities and Site Amenities

2.2 Sizing and Functional Requirements

2.2.1 Exceptions to Sizing Standards

2.2.2 Net vs. Gross Floor Area

2.2.3 Improvement Policy

2.2.4 Conversion Policy

2.3 Architectural Design

2.3.1 General

2.3.2 Foundation

2.3.3 Exterior Stairs

2.3.4 Chimneys

2.4 Roofing and Attic

2.4.1 Roofing

2.4.2 Attics

2.5 Fire and Safety

2.5.1 Emergency Egress

2.5.2 Fire Alarm/Smoke Alarms

2.5.3 Carbon Monoxide Alarms

2.5.4 Sprinkler Protection

2.5.5 Fire Resistive Construction

2.5.6 Portable Fire Suppression Equipment

2.6 Storm Water Management

2.6.1 Grading/Drainage

2.7 Interior Living Spaces

2.7.1 Main Entry/Weather Vestibule

2.7.2 Entrance Foyer

2.7.3 Kitchen Area

2.7.4 Dining Room

2.7.5 Living Room

2.7.6 Family Room/Open Floor Plan

2.7.7 Den/Study

2.7.8 Bedrooms

2.7.9 Bathrooms

2.7.10 Horizontal Circulation

2.7.11 Vertical Circulation

2.7.12 Laundry Area

ii

2.7.13 Closets

2.7.14 Bulk Storage

2.8 Outdoor Living Space

2.8.1 Patio/Porch/Deck

2.8.2 Balcony

2.8.3 Exterior Storage Area

2.9 Barrier Free/Accessibility Requirements

2.9.1 Family Housing

2.9.2 Waivers

2.9.3 Tactile and Audible Design Criteria

2.10 Windows

2.11 Doors

2.11.1 Interior Doors

2.11.2 Exterior Doors

2.12 Finishing Materials

2.12.1 Exterior Walls

2.12.2 Interior Walls

2.12.3 Wallboards

2.12.4 Paint

2.12.5 Wainscoting

2.13 Floors

2.14 Hardware

2.15 Utilities

2.15.1 Metering

2.15.2 Electrical Distribution System

2.15.3 Communication Systems

2.15.4 Water Supply

2.15.5 Heating, ventilating, and air conditioning (HVAC)

2.15.6 Gas Distribution

2.16 Energy and Sustainability

2.16.1 Sustainability

2.16.2 Sustainable Design

2.16.3 Energy Efficiency

2.16.4 Recyclable Materials

2.16.5 LEED® Certification

2.17 Water Conservation and Landscaping

2.17.1 Water Conservation

2.17.2 Boundaries

2.17.3 Plants

2.17.4 Irrigation

2.17.5 Fencing

2.18 Environmental Stewardship

2.18.1 Applicable Directives

2.18.2 Environmental Documentation

2.18.3 Environmental Planning

2.19 Environmental Health and Life Safety

2.19.1 Environmental Risk Assessment (ERA)

2.19.2 Indoor Air and Environmental Quality

2.19.3 Mold Prevention

2.19.4 Asbestos Containing Materials

iii

2.19.5 Lead Exposure

2.19.6 Radon

2.19.7 Ozone Depleting Substances

2.19.8 Creosote

2.20 Vehicular and Pedestrian Circulation

2.20.1 Vehicular Circulation

2.20.2 Parking

2.20.3 Pedestrian Circulation

2.20.4 Curbs and Gutters

2.20.5 Signage and Lighting

2.21 Sound Attenuation/Acoustics

2.21.1 Air-Borne Sound

2.22 Building Commissioning

2.23 Historic Housing Sites

3 References

4 Definitions

Appendix A – Family Housing Function and Condition Assessment Checklist .............................. A-1

1 OVERVIEW

1.1 Configuration Standard Summary

There are thousands of Family Housing (FH) units in the Coast Guard housing inventory. These units are maintained by multiple commands and have historically been managed by LANT and PAC Areas. In order to provide uniformity and quality control, a written standard for the design, construction, improvement and maintenance of FH facilities is provided.

The intent of this CSTO is to establish the minimum standards required to ensure FH units are of the quality deserved by Coast Guard personnel and their families. This information will enable shore support, design and maintenance staffs to determine compliance with applicable standards and guidance for capacity, functionality and physical condition. This information will also support the modernized. Civil Engineering organization’s cornerstone principles: Total Asset Visibility and Configuration Management in particular, as well as the Civil Engineering Program’s Mission Support Business Model.

1.2 Applicability

1.2.1 Scope

This CSTO provides design guidance for the design of FH units owned and operated by the Coast Guard. It shall apply to both new construction and major renovations. This CSTO assumes users have a formal engineering education and background or access to local engineering expertise. The designer has the responsibility to ensure the criteria presented in this CSTO are used to provide a cost-effective, quality design. This CSTO may not cover all site-specific concerns and it is the designer’s responsibility to adapt the intent of the CSTO criteria to ensure the units are safe and well constructed. This CSTO is not a specification or a prescriptive checklist and is not intended to replace professional judgment by a competent licensed professional engineer or architect, after coordination with program managers and end user. Nothing in this CSTO should preclude consideration and use of emerging technologies and commercially available products if these can be proven to the HAL to result in a safe and satisfactory FH design.

1.2.1.1 Who Performs

The Housing Asset Line (HAL) section of the MRPL is responsible for approving and guiding the implementation of the CG Housing Configuration Standard and conducting functional and conditional surveys of FH facilities. The Asset Line Managers (ALMs) will employ survey information not only to ensure adequate CG Housing facilities to support Coast Guard personnel, but also to achieve Total Asset Visibility and support the configuration management-based Civil Engineering Program Mission Support Business Model.

Area and Local Housing Offices are responsible for providing oversight for Operational-Level maintenance providers. These providers may include military Facility Engineering (FE) staff, civilian contractors, civil servants or a mix of all.

1.2.1.2 Applicable Assets (and/or Services)

This Configuration Standard applies to the entire Coast Guard portfolio of FH assets. This guidance applies to the planning, construction, improvement and maintenance of housing units.

Table 1-1 lists the assets included in this technical order.

Table 1-1: Applicable Assets CATCODE CATCODE Description

711-01 Family Housing – Detached House

711-02 Family Housing – Duplex

711-03 Family Housing – Multiplex

711-04 Family Housing – Apartments

1.2.1.3 Applicability

This standard applies to all Coast Guard organizational elements that support and utilize FH real property assets. Specific personnel include:

• Product Line Managers/Asset Line Managers

• Facility Asset Managers (FAMs)

• Area Housing Officer (AHO)/Local Housing Officer (LHO)

• Technical Directors responsible for Planning and Design (i.e. Integrated Logistics

Support Plans (ILSPs), Facilities Requirements Lists (FRLs), Basic Facility Requirements (BFRs)

• Facilities engineering and management staff responsible for the Preventative and Corrective Maintenance Programs

• Facilities Design & Construction Center (FDCC)

• Third party contractors involved with managing facilities maintenance activities/Architects and Engineers

• Cost Estimators

• Contracting Personnel

1.2.1.4 Suppliers

Consultants, architects, engineers, contractors and equipment manufacturers involved in the design, construction, operation, maintenance and sustainment of Coast Guard facilities are required to be knowledgeable in this configuration standard in order to ensure Coast Guard personnel are provided safe, healthy and secure living accommodations.

1.3 Roles and Responsibilities

1.3.1 Responsibilities and Impacts

ALMs, designers and planners are responsible for following this CSTO during the development of new construction and renovation projects. By specifying the materials and criteria in this CSTO, the Coast Guard’s inventory of housing will continually improve in quality.

Area and Local Housing Offices are responsible for providing oversight for local maintenance providers. These providers may include military FE staff, civilian contractors or a mix of both. By following this configuration standard, maintenance staff can ensure quality repairs and minimize unnecessary costs.

1.3.1.1 Responsibility

The HAL is responsible for overseeing the implementation, execution and compliance with this standard. Specifically:

• SILC Configuration Control Board (CCB) approves this CSTO

• MRPL-CCB approves subsequent revisions of this CSTO

• HAL is responsible for data systems implementation and support

• MRPL manages this standard

• MRPL Product Line Manager (PLM) provides oversight of ALMs and supports development of functional (operational) standards

Current criteria shall be used to the extent that it corrects or remedies any health and safety and major livability deficiencies. Projects shall not be created for the sole purpose of meeting this guide. Only create projects when materials/equipment are at the end of their service life, during a major renovation or if a functional issue is identified.

1.3.1.2 Impact

The HAL will work to identify impacts associated with this standard, including but not limited to:

• Shore Asset Management System (SAM) and Housing Maintenance Information System (HMIS) system databases, entry screens and reporting screens

• ALMs, FAMs, FEs and remote station maintenance personnel who will use this data for decision making

• Changes in training and methodology to support configuration audit activities, facilitate correct use of SAM by all users.

With the standardized information requirements specified by this standard, regular configuration audits and follow up inspections will accrue the following benefits:

• Promote consistent and measurable evaluation of the adequacy of USCG FH facilities to support personnel in terms of functionality and physical condition

• Enable PLM to make long range funding decisions based on configuration audits

1.3.1.3 Process Links

This Configuration Standard contains the design and quality requirements that personnel following subsequent MRPL Requirement’s Directive Technical Orders (RDTO) will use to conduct maintenance, renovation and new construction.

All changes to or deviations from this CSTO must be approved through a HAL Configuration Control Board (CCB) using the Engineering Change Proposal (ECP) process. Guidance for the ECP process can be found in SILC-PG-36-11 21 24 31-14/20110309, Engineering Change Proposal Process Guide.

2 TECHNICAL REQUIREMENTS

2.1 Site Design

Site design is a comprehensive process that considers the entire neighborhood and site environment conditions in addition to the housing units themselves. Housing community planners shall strive to use site design and development to increase the overall quality of the housing area. Provide a comprehensive plan for improving the overall quality of the housing environment by integrating elements such as utility and infrastructure planning, site planning, vehicle and pedestrian circulation, open/recreation space development, playgrounds and picnic shelters and streetscape development. This process cannot be successful if attention is given only to the quantitative issues such as the housing unit living space allowances and the number of bedrooms.

2.1.1 Site Planning

Site designs shall ensure that construction avoids, to the maximum extent practicable, wetlands, coastal and shoreline zones and protected habitats when making neighborhood improvements or executing construction projects. These projects must undergo environmental impact analyses in compliance with the 1969 National Environmental Policy Act (NEPA) as implemented by Council on Environmental Quality regulations (40 CFR 1500-1508) and COMDTINST 16745.1(series).

Site preparation and site improvements required exclusively for support of a housing project shall be included in the design and be included in total project cost. Site preparation work includes demolition of existing structures, correction of drainage problems and unsuitable subsurface conditions, clearing, grubbing and rough grading as applicable. Site improvements include utility systems, roads, streets, curbs and gutters, walks, driveways, off-street parking, recreation areas, bike and jogging paths, lawns, landscaping and finish grading as required to support function and livability of housing.

A new residential development shall:

• Be compatible with the natural features and existing open spaces of the site and neighboring properties

• Preserve or protect unique or special natural features of the site. Avoid unstable or hazardous portions of the site

• Be compatible with the scale and character of the local residential neighborhood

• Respect the existing views, privacy, access to light and safety of neighboring properties

2.1.1.1 Location/Orientation

When the size of a project and the availability of land allows, housing facilities shall be located separately from industrial, operational and administrative areas and shall be within walking distance of recreational facilities and community activities. At Air Stations or near runways, consult HAL for site criteria to avoid Accident Potential Zones. Buildings shall be located so as to minimize external noise problems.

The orientation of the building shall also be responsive to other factors such as solar energy (active or passive systems), energy conservation, views and future expansion.

2.1.1.2 Topography/ Soil Considerations

In general, grading shall be minimized and the natural character of the site shall be preserved.

Existing ground forms, trees and vegetation cover shall be minimally disturbed. A topography survey is a necessity for careful site analysis.

The natural water table of a site affects a building's foundation design and finish floor elevation.

At typical Coast Guard installations, extreme tidal changes, natural springs, aquifers and the likelihood of flooding must be considered. These features also affect the location of underground utilities. Executive Order (EO) 11988 Floodplain Management requires Federal activities to avoid impacts to floodplains and to avoid direct and indirect support of floodplain development to the extent practicable. In the event of an exception, new construction shall be in accordance with flood management regulations of the flood hazard mapping zone. New units shall not be constructed in a 100-year floodplain without adequate protection and compliance with flood management regulations. Buildings in Coastal Construction A-zones subject to shallow flooding or breaking waves and erosion shall be designed and constructed to V-zone standards. Construction in areas at risk for hurricanes may be limited by 500-year flood plain by local ordinances and should be verified.

2.1.2 Site Development

The design and detailing of site components, including paving, plant materials, street furniture, lighting and signage shall be developed as a consistent system related functionally and aesthetically to such organizing elements as the vehicular and pedestrian circulation systems, land usage and activity centers. Consider inclusion of fire breaks in fire-prone areas.

The design of a housing project shall include all site preparation, site improvements and off-site road and utility systems that are required exclusively for the support of the housing project. This work is provided within the total project cost.

Objectives of site development are to:

• Plan and provide adequate infrastructure

• Create neighborhood identity

• Orient buildings and paved surfaces to optimize solar control and minimize heat-islands

• Provide the neighborhood with efficient traffic patterns for vehicles and pedestrians

• Include recreational facilities per the location’s latest Base Facilities Requirement (BFR)

• Use sustainable landscape design to minimize impact on the environment and reduce water consumption.

The design objectives shall incorporate the new buildings and developments into the natural environment of the housing location. Each building and infrastructure shall look as though it is part of the site. Contextual cues shall be taken from local housing styles, common building materials/styles, climate and native landscape. Be sure to consider unique topographic and hydrological factors, ensuring that the area is suitable for the type of development you are designing. Proper planning will minimize the environmental effects and design costs of new construction. If new construction will alter natural environment or protected areas, then develop an alternate plan.

2.1.3 Utility Infrastructure

All utilities outside of the 5ft utility perimeter must be designed, constructed and maintained IAW Civil Works Asset Line (CWAL) Technical Orders.

All utilities outside of the 5ft utility perimeter must be designed, constructed and maintained in accordance with (IAW) Civil Works Asset Line (CWAL) Technical Orders.

2.1.4 Public Recreational Facilities and Site Amenities

Provide site amenities and recreational facilities as specified in the Community Service Asset Line (CSAL) RDTO (SILC-RDTO-36-11 29 11 00-02).

2.2 Sizing and Functional Requirements

The Coast Guard Shore Facilities Standards Manual (SFSM) includes the most recent sizing standards for Replacement and New Construction as well as Improvement Goals for existing units. These conform to the size standards set by OMB Circular #A-45. Because of the diverse nature of the buildings, existing units may not conform to New Construction or Improvement Goal standards. Any existing unit exceeding the maximum square footage will not be subject to downsizing except in the case of renovations, and then only when it is relevant and cost effective to do so.

2.2.1 Exceptions to Sizing Standards

Waivers to the space standards located at a single facility or a geographic area will be approved by the Mission Readiness Product Line Configuration Control Board (MRPL-CCB) IAW Configuration Management Plan (CMP) RDTO. An increase in the maximum net floor area of a housing unit under any of the exceptions noted above may not exceed 10 % of the otherwise applicable space allowance prescribed in the SFSM. Waivers to space standards affecting the entire asset line will be approved by the SILC CCB.

2.2.2 Net vs. Gross Floor Area

Net floor area is defined as the Net Square Footage (NSF) within interior faces of exterior and party walls of living units. There are multiple rooms that are excluded from being considered such as the basement, utility spaces and circulation. The complete lists are given in the Civil Engineering and Housing Manuals.

Gross floor area includes all interior spaces (finished and unfinished) including full height, 7 ft and above ceiling height, attic and basements within the exterior faces of exterior walls and center line of party walls (in multiplex units) of housing units. Gross floor area shall be calculated using American National Standard for Single-Family Residential Buildings, Square Footage-Method for Calculating: ANSI Z765. There are multiple rooms that are excluded from being considered such as car shelters, bulk storage and porches/patios. The complete lists are given in the Civil Engineering and Housing Manuals.

2.2.2.1 Finished Attic and Basement

• Finished spaces in attics and basements shall meet all life and safety codes and count towards the allowable Net Square Footage of the unit.

• All finished spaces provided in an attic and/or basement shall be a required functional space.

• Any existing finished space in attics or basements that does not meet life and safety codes and is not feasible to bring up to code shall be designated as storage areas at time of renovation with appropriate finishes for such space.

2.2.3 Improvement Policy

Units meeting minimum sizing standards and all functional requirements shall not be converted, reconfigured or added to simply to meet maximum rooming allowances. If the unit does not meet the minimum acceptable size and/or does not meet the minimum functional requirements, then these deficiencies shall be programmed for correction through conversion of unit, reconfiguration of existing space or additions. When there are existing units that do not meet the minimum Gross Square Footage (GSF) but through efficient design meet all functional area requirements and total NSF minimums, these units shall be considered to meet Coast Guard standards and additions shall not be considered.

Reconfigure existing spaces/walls only when cost effective, required to meet functional requirements and/or to enhance livability. Add only required functional spaces that are deficient and/or need additional square footage. Any housing unit design improvement requiring an addition beyond the standard described within shall be approved by the MRPL-CCB. All added spaces shall be properly sized to meet the requirements of the intended function, shall be in relative proportion to the rest of the unit and complement the scale and mass of the existing structure.

Consolidate additions and changes to existing spaces/walls for cost efficiency. Only break addition projects into phases when it is the most cost-effective approach to satisfying a deficiency in different functional areas (living versus bedroom) of the house. Coordinate all additions with site constraints to avoid unnecessary demolition of existing units.

Housing Improvement projects shall extend the useful life of facilities and infrastructure and be designed and constructed to minimize life cycle costs. This can be done by projects such as upgrading building envelopes to current energy performance standards or improve heating, air conditioning and domestic hot water generating efficiencies.

2.2.4 Conversion Policy

Conversion is renovating units to modify the number of bedrooms per unit.

• Analyze conversion alternatives in lieu of additions only when it is more cost effective to meet the requirement and when necessary to achieve occupancy requirements at the base.

• Carefully select conversions that provide optimum functional layout and required functional spaces within the “Improvement Range” with minimal interior layout changes.

• Before reducing the inventory through conversion, obtain approval from CG-1333 and

HAL.

• When a deficit exists and/or is created, the cost to replace the lost unit/units shall be included in the conversion cost analysis. Compare conversion/addition costs to assure the best value and most cost efficient solution for the program cost.

2.3 Architectural Design

Careful attention shall be given to architectural detail and the integration of all building systems.

The emphasis shall be on simple straightforward solutions to both interior and exterior design details rather than on elaborate or extraneous architectural embellishments. It should be recognized that good design does not imply added expense, but means economical and functional results. Alterations to historic housing, or construction near historic resources, may require architectural design that is compatible with the historic context (see Section 2.23 Historical Housing Sites for further discussion of historic building sites).

2.3.1 General

General architectural requirements are published in the Civil Engineering Manual, COMDTINST M11000.11 (series). Building designs shall meet the code requirements of local jurisdictions unless waived by COMDT (CG-43).

2.3.1.1 Building Height

Three stories shall be the maximum, unless limited real estate or other restrictions justify building height in excess of three stories.

2.3.1.2 Ceilings

• Provide minimum ceiling heights of 8 ft except for special circumstances in halls, baths, and alcoves and in no case less than 7 ft (except interior spaces with sloped ceilings).

For ceilings that are higher than 9 ft, consider sloped ceilings and scissor trusses for reduced energy consumption and added livability.

• For sloped ceilings, not more than 25 % of the required floor area of a room or space is permitted to have a sloped ceiling less than 7 ft in height with no portion of the required area less than 5 ft in height.

• To be considered a basement, ceiling height must be 6 ft 8 inch or greater, with 6 ft 4 inch of clear height under obstructions.

2.3.2 Foundation

The purpose of the foundation is to transfer the building’s structural loads to the surrounding soil. Design foundations in accordance with the International Residential Code (IRC).

Foundation design should be governed by existing soil conditions identified from soil borings and common practices in the geographic area. Some locations may require deep foundations, post tensioning or drilled shafts.

Foundations shall be designed with an understanding of existing soil conditions and topography by a licensed professional engineer. Sufficient subsurface exploration shall be made at the outset to determine the suitability of the site in supporting the proposed structure.

Design Criteria:

• Foundations shall be designed to prevent wood boring insects from entering the foundation or exterior walls.

• In radon prone areas, ensure that the foundation acts as a barrier to prevent radon gas in the soil from entering the living area of the house. Evaluate the option of providing a radon exhaust system.

• Ensure foundations for exterior masonry veneer walls include a masonry ledge (minimum of 1 course below finish floor).

• Provide adequate water stops for foundation wall conditions where water infiltration due to hydrostatic pressure has a potential for occurrence.

2.3.2.1 Slabs-on-Grade or Crawl Spaces

• Type, thickness, and location of insulation shall comply with applicable provisions of ASCE 32-01 (Frost-Protected Shallow Foundations), and IRC.

• Provide floor insulation in crawl spaces to help keep pipes from freezing, insulate the foundation wall and put a vapor barrier on the ground as an alternative to insulating the floor.

• Provide adequate natural ventilation of crawl spaces. Cover crawl space floors with a tightly sealed, continuous vapor barrier. Seal walls between the crawl space and the interior space in the living unit.

2.3.2.2 Basements

Basements may only be provided when proven to be cost effective on a life-cycle cost basis related to economics, energy efficiency, operations and maintenance, structural integrity, and site constraints.

In order to consider use of a basement, the following conditions shall be met:

• It has been determined that benefit to the Coast Guard outweighs the life-cycle cost of the basement. This should include factors such as condensing utility, bulk storage and laundry allotments or reductions in construction costs.

• Soil-bearing conditions are adequate for structural foundation support and expansive clay soils are not present. This documentation shall be certified by a registered professional engineer.

• If habitable spaces that are ordinarily located on the main or secondary levels of the dwelling unit are located in a basement, they still shall be calculated as part of the authorized net square footage for the dwelling unit and will also count towards the gross square footage requirements.

• An unfinished, unconditioned basement, if used for storage, laundry, and utilities, will not be calculated as part of the dwelling unit’s authorized net square footage. However, the basement always counts towards the authorized gross square footage.

• Basement used as habitable spaces shall conform to the more restrictive of either the NFPA Life Safety Code or locally accepted building code requirements.

2.3.3 Exterior Stairs

Exterior stairs can be used to provide access to living units located above the ground level.

Certain considerations shall be addressed if exposed exterior stairs are used. Exterior stairs shall be designed to safely permit movement of a king-size bed while conforming to local building and Life Safety codes.

Design Criteria:

• Exterior stairways serving multiple units shall be sheltered from wind and precipitation.

This is especially important in cold climates where ice build-up results in a safety problem. To prevent ice build-up, do not use open-riser designs.

• Make treads and landing surfaces slip resistant. Ensure that slip resistance is a characteristic of the surfacing material; do not fasten non-slip strips to a slippery tread or landing surface as they may detach.

• Slope landings to prevent ponding.

• At a minimum, provide LED compatible light fixtures to provide a minimum one-foot candle average on the stair treads, and operated automatically by a photocell based on outdoor light levels.

• Design all wood members to withstand extended exposure to local weather extremes.

Chromated Copper Arsenate (CAA) pressure treated wood shall not be used.

• Ensure all stainless steel components are designed to withstand local weather extremes.

2.3.4 Chimneys

All existing chimneys shall meet to NFPA 211, Standard for Chimneys, Fireplaces, Vents, and Solid Fuel-Burning Appliances.

Chimneys for new construction are not authorized. Any fireplace that becomes unusable in existing housing will have the chimney capped.

2.4 Roofing and Attic

2.4.1 Roofing

All roofing, flashing, and gutter systems shall be maintained in a manner which preserves a weather tight seal and prevents corrosion and abnormal deterioration of individual components.

2.4.1.1 Roof Design

• Design roof slopes to most stringent of IRC and local code.

• Design roof overhangs, gutters and downspouts, roofing materials, and attic ventilation in accordance with roofing installation standards to conserve energy and reduce maintenance costs.

• Evaluate the use of overhangs to minimize or maximize exposure to the sun (solar gain) and other elements. Roofs shall have minimum eave overhangs of 12 in, and gable overhangs of 6 in.

• Obtain rainfall component from UFC 3-400-02 Engineering Weather Data for gutter sizing.

2.4.1.2 Roof Coverings

• Use single-layer roof covering materials (i.e., architectural shingle, metal, slate, concrete tile) as dictated by IRC and local conditions. Use cost effective materials that are compatible with the overall theme of the units and maximize/minimize heat gain.

• Coordinate roof covering colors and textures to harmonize with other house and neighborhood colors. The type and color of roofing contributes significantly to the overall appearance of the neighborhood and the "curb appeal" of the house. Installation techniques are in full compliance with manufacturer's recommendations and applicable codes. Select a color and material with a solar reflectance index of at least 29.

• Provide standardized roofing materials and systems to provide a minimum 30 year roof.

Provide plywood sheathing. Cover roof slopes of 4 in 12 or steeper with 235 pound asphalt shingles or 215 pound tabbed fiberglass reinforced asphalt shingles. Do not use rolled roofing.

• Wood shingles, clay tiles or shakes shall not be used in new construction unless required in historic districts.

• Where metal roofs are installed, ensure adequate sound attenuation is used to minimize the sound from rain and outside noise. Installation of metal roofs shall be done by a documented metal roof installer. Ensure metal roofing materials are corrosion resistant.

2.4.1.3 Roof Trim

• Provide gutters and downspouts for all roof areas except those in severe northern climates where it is not local practice. Provide gutters and downspouts compatible with external materials and finishes. Concealed (interior) gutters and downspouts are prohibited.

• Place splash blocks under downspouts that are not connected to storm drains. Built-in gutter systems where drainage passes through an interior space or is concealed in the exterior cavity wall shall be prohibited. Ensure that the water discharge is not directed onto a walkway or toward the foundation. Consider using gutter guards, such as insect/bird screens, to capture water while shedding airborne leaves and other debris.

• The primary and secondary drainage systems shall be sized per applicable Plumbing and Building Codes.

2.4.1.4 Roof Flashing

Provide roof flashing at junctures, eaves, and changes in direction of materials. It is typically composed of sheet metal (e.g., aluminum, galvanized steel, or copper), roofing felts, or asphalt sheets. Vents and other rooftop equipment are also flashed at their penetrations through the roof. Use of lead sheet or lead-coated copper sheeting is prohibited. Provide an ice shield in cold climates.

2.4.2 Attics

Attics act as a buffer between the interior and exterior environments. If designed correctly the attic can greatly affect temperature control and increase energy savings.

Design Guide:

• All finished spaces in an attic must provide a required functional space, meet all life and safety codes and count towards the allowable Net Square Footage of the unit.

• Any existing finished space in an attic that does not meet life and safety codes and that cannot feasibly be brought up to code must be returned to storage areas at time of renovation with appropriate finishes for such space.

• Provide for a continuous flow of ventilation air to enter the attic space from the eaves or end wall and rise through heating to exit at the dormer, gable, or ridge vents. Use gravity ventilators with v-shaped outer vanes and no moving parts when possible. This design may not be suitable for climates that have consistently high rains or driving winds.

• Attic power ventilation should be provided where it is common practice due to climatic conditions. Do not terminate exhaust fans or plumbing vents in attic. Plumbing vents and exhaust fans shall not vent into the attic, but penetrate the roof. Ensure these penetrations extend above the roof per local building codes. Ensure all roof penetrations have adequate flashing.

• When considering attic venting systems, designers and engineers shall consult and follow local practices. Do not use wind turbine vents.

• Ensure that all shed or wall-braced roofs maintain the same ventilation requirements as standard roofs. In cathedral or vaulted ceiling conditions, include insulation venting where the ceiling insulation is compressed between the underside of the roof and the topside of a raised or sloped ceiling fastened to the roof rafters and joists.

• Attic floors shall be insulated where attic space is unconditioned. If attic is conditioned, insulate under the sloped roof with batt, board, or spray on insulation. Ensure appropriately designed insulation systems to avoid moisture accumulation inside the attic. For minimum attic insulation see Energy Star® Home ratings.

• Un-faced fiberglass is the preferred material. Chimneys providing exhaust for wood heating units shall not be wrapped with fiberglass or any insulating product.

• Provide wasp and bird screening with all vents, regardless of type.

• Ensure that attic spaces are capable of access by personnel who have to service or replace materials and service lines installed between ceiling and the roof. Generous crawl spaces are mandatory where known attic service area vent penetrations exist.

2.5 Fire and Safety

Use the National Fire Protection Association (NFPA) standards for FH. These include, but are not limited to:

• Building Construction and Safety Code, NFPA 5000

• Life Safety Code, NFPA 101

• National Electrical Code, NFPA 70

• National Fire Alarm and Signaling Code, NFPA 72

• Standard for the Installation of Carbon Monoxide (CO) Detection and Warning

Equipment, NFPA 720

In renovation projects, use the opportunity to review existing floor plans, construction and systems and incorporate scope to bring existing conditions up to current life safety standards.

NOTE: In the event of a conflict between local codes and this Guide, use the most restrictive code.

2.5.1 Emergency Egress

Provide two means of escape from every bedroom and living area. One exit shall be a door whereas the other may be a window. All windows in shall comply with NFPA 101 as a secondary means of escape.

2.5.2 Fire Alarm/Smoke Alarms

Dual sensor, hard-wired smoke detectors are required with battery backup in new Coast Guard housing. Smoke alarm may be integrated with the fire sprinkler systems and shall be installed in accordance with the requirements of NFPA 72 and NFPA 101.

In existing housing, the smoke alarms located in bedrooms may be battery operated until a whole house improvement project is undertaken. Battery operated alarms shall have a minimum ten-year replacement cycle.

Design Criteria:

• Provide an audible-visible alarm device in addition to the required hard-wired smoke alarms where there is a vision- or hearing-impaired resident.

• Provide a ceiling mounted hard wired heat sensor with battery backup in the garage and integrate with smoke alarms in living unit.

2.5.3 Carbon Monoxide Alarms

There is the potential for creation of carbon monoxide and for carbon monoxide poisoning when any combustion source is not properly vented, installed, operated and maintained. In houses with CO sources or attached garages, carbon monoxide alarms are required.

Some typical sources of CO include furnaces, boilers, heaters, clothes dryers, kitchen ranges and ovens, fireplaces/wood stoves, kerosene space heaters and engines. Outside air intakes shall not be supplied by sources near operating gasoline or diesel engines, stationary or mobile.

Design Criteria:

• Hard-wired CO detectors are required with battery backup in all new construction. In existing housing, the CO detectors may be battery operated until a whole house improvement project is undertaken. Battery operated alarms shall have a minimum ten-year replacement cycle.

• One carbon monoxide alarm is required per housing unit near each sleeping area outside the doorway. At a minimum one carbon monoxide detector shall be installed on each floor in multistory units including the basement.

• The types used are at the discretion of the unit, but at a minimum shall be listed by Underwriters Laboratory to the UL Standard 2034, Single and Multiple Station Carbon Monoxide Detectors. Alarms manufactured and listed in the 1992 and 1996 editions shall not be used.

• When installing or issuing alarms, residents shall be given copies of manufacturer’s instructions regarding operation, installation recommendations and proper maintenance of the alarms.

2.5.4 Sprinkler Protection

Due to the speed with which residential fires can spread and the severity of the damage caused by fire, fire sprinkler systems have become more common in residential. Public Law 102-522 requires sprinkler protection in new construction of buildings with three or more residential units under one roof. Existing units should be retrofitted when the next whole house improvement project is undertaken.

Design Criteria:

• Provide sprinkler protection in accordance with NFPA Standard 101, Life Safety Code.

• Utilize concealed sprinkler heads.

2.5.5 Fire Resistive Construction

Fire walls between adjoining living units provide fire-resistive ratings to mitigate risk to occupant safety in adjacent dwellings. Construct fire rated assemblies between adjacent units as required by code and monitor all fire rated walls for proper construction. The common 2 hour rated fire wall or fire resistive partition for townhouses, duplexes, attached duplexes, or townhouse style apartments shall be continuous from the foundation to the underside of the roof deck and shall extend the full length of the common wall. The roof sheathing, for not less than 4 ft width on each side of the wall, shall be constructed with noncombustible material, fire retardant treated wood or one layer of 5/8-inch Type X gypsum wallboard attached to the underside of the roof decking. Fire walls shall be provided to limit floor areas for noncombustible construction.

Use the flame spread and smoke developed ratings shown in NFPA 101 or as called for by the locally accepted building code. Values shall be met when material is tested in accordance with ASTM Test E-84, Standard Test Method for Surface Burning Characteristics of Building Materials.

2.5.6 Portable Fire Suppression Equipment

Portable fire extinguishing equipment shall be provided in all Coast Guard housing units for the specific fire hazards involved. One type 2A-10BC portable extinguisher shall be placed in the kitchen and one in the garage.

2.6 Storm Water Management

A storm water management system is required for all FH assets; refer to the Civil Works Asset Line (CWAL) for all guidance concerning storm water management system design.

2.6.1 Grading/Drainage

Proper grading of the soil around a housing unit will allow surface water to drain away from the foundation, driveway and walkways. This is critical in minimizing moisture penetration through the foundation walls into basements, crawl spaces and under slabs.

Provide minimum fall of 6 inches away from structure in 10 feet, except as restricted by side lot lines or other major considerations, without regard to soil type or ground frost conditions. The horizontal length of such slopes may be reduced as necessary at building corners and side yards. Provide at least 6 inches in 25 feet (2% gradient) in all other unpaved areas subject to ground frost, expansive soils or collapsible soils, or at least 3 inches in 25 feet (1% gradient) in unpaved areas not subject to such conditions. (HUDDOC) 4145 Appendix 8.

• Grade slopes away from the house in all directions.

• Runoff from a unit shall not cause drainage damage to other units such as ponding or erosion. A surface swale between two units shall be no closer than 10 ft to any unit.

• Ensure that foundation-planting beds are designed to positively drain so that water will not pond next to the foundation wall or on walkways.

2.7 Interior Living Spaces

2.7.1 Main Entry/Weather Vestibule

Entry porches shall provide safe, convenient access into the house. Design main entries to provide a sense of identity for each individual unit. Avoid a common entry to multiple units. Each unit shall have an appropriate number or letter designation. A weather vestibule sheltering the main entry is authorized where climatic conditions justify its use.

Design Criteria:

• Locate all unit identification so that it is clearly visible from the street.

• Slope the porch stoop ¼ inch per foot away from the house to provide positive drainage.

Eliminate depressions in the surface that cause ponding. Provide porch surface materials that have high slip resistance.

• Conform to ADA requirements at 5% of housing units that are designated ADA compliant.

• Provide railings IAW NFPA 101.

• If a covered entry/porch is not a part of the design, protect the entry area with a minimum 2-ft overhang. Ensure water is shed to the side(s) of the entry area.

• Provide adequate lighting so that no areas of the entry are left dark. This lighting shall be photocell controlled and shall be part of the overall exterior lighting scheme.

• Provide each front entrance with a door chime and door knocker.

• Eliminate all blind spots in the entryway.

• Arctic entries shall be provided in foyers to prevent heat loss (in areas of significant snow, rain or ice).

2.7.2 Entrance Foyer

Provide each housing unit with a lighted foyer and nearby coat closet. (Coat closet not required in existing units) Locate entrance adjacent to living room. Provide access to other areas without passing directly through the living room, unless the living room width includes the minimum living room space and circulation width. Foyers shall have a minimum dimension of 4 ft. For renovations and improvements consider entrance foyer requirement whenever it is economically feasible.

Design Criteria:

• In new construction, provide a minimum of 5 ft 4 inch (front to back) by 6 ft 6 inch (side to side) entry vestibule, including coat closet. Size space to accommodate entry/exit functions (removing/putting on coats, hats, etc.) and storage of such clothing.

• In new construction, provide a minimum 2 ft deep by 3 ft wide coat closet. When foyer size allows, a 5 ft width is desirable. Obtain approval to reduce this width in order to locate under stairs.

• Provide a main entrance door with a minimum width of 3 ft.

• Use flooring that is the same or similar to the flooring in the kitchen.

2.7.3 Kitchen Area

Locate kitchen adjacent to dining room and living room, with direct access to each.

2.7.3.1 Layout

• Provide a water and slip-resistant surface, such as seamless sheet vinyl (which meets the criteria specified in FINISHES). Provide wood or equivalent baseboards that complement the cabinet and counter materials and finishes.

• An industry standard requires a minimum of 42 inches of space between base cabinets and an opposing wall or cabinets. For new construction and renovation, provide 4 ft of clearance space, where possible. For units meeting barrier free requirements, additional requirements are given in Section 2.9 Barrier Free/Accessibility Requirements.

• Provide both overall and task lighting, while maximizing natural light. Task lighting shall meet energy efficient standards referenced in Section 2.16.3 Energy Efficiency.

Recessed fixtures shall be “insulation in contact” (IC) rated.

• Consider including an island, if feasible, to allow for more storage, work surface space and a more efficient layout. When islands are provided, ensure a minimum of 36 inches between island and adjacent cabinets for predominate working side of the island and 32 inches for the non-working side.

• In areas where a government-owned freezer is provided, supply a receptacle on a separate branch circuit.

2.7.3.2 Cabinets

• Refer to Table 2-1 for minimum cabinet storage size allowances.

• For 2 bedroom units, cabinetry shall total a minimum of 10 linear ft. For 4+ bedroom units, cabinetry shall total a minimum of 12 linear ft.

• Provide kitchen cabinets that meet the requirements of the Kitchen Cabinet

Manufacturer’s Association (KCMA) A161.1. Obtain cabinets that are standard, factory-manufactured products of modular kitchen cabinet suppliers. Ensure the finishes of the exposed surfaces are a natural or stained finish on solid hardwood or hardwood plywood. Lumber shall be in accordance with the Architectural Woodwork Standards Custom Grade. Use sustainable alternative materials when available.

• Cabinet boxes shall be minimum 1/2 inch hardwood plywood. Cabinet backs, toe kicks and drawer bottoms shall be minimum 1/4 inch hardwood plywood. Shelving shall be 5/8 inch hardwood plywood matching front edge banding. Hanging or mounting rails shall be 3/4 inch hardwood plywood. Cabinet frames, doors and drawer fronts shall be 3/4 inch hardwood.