G_CSTO Family Housing Design Rev B 2024.pdf

Mission Support Business Model

Configuration Standard

Technical Order

Family Housing Design CSTO (Rev B)

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

This page intentionally left blank.

Commander U.S. Coast Guard Shore Infrastructure Logistics Center

300 East Main Street, Suite 800 Norfolk, VA 23510-9104 Staff Symbol: (C) Phone: (757) 628-4243 Fax: (757) 628-4322 John.D.Berry@uscg.mil

11101

01 Aug 2024

Subj: FAMILY HOUSING DESIGN CSTO (Rev B)

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 and major renovations of existing Coast Guard owned Family Housing.

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 Shore Infrastructure Logistics Center (SILC) Commander.

4. DIRECTIVES / TECHNICAL ORDERS AFFECTED. This technical order supersedes the previous version Family Housing Design CSTO SILC-CSTO-36-11 53 13 11- 01/20160525.

This revised technical order has been affected by the following changes:

• Added a statement requiring tsunami evacuation routes be established during design phase in tsunami prone areas.

• Added a requirement to build only three- and four-bedroom units.

• Added table 2-1 Cabinet Material and Minimum Thickness.

• Added HAT Teams to applicability.

• Added RASCI Matrix to Roles and Responsibilities.

• Added ranges with ceramic cooktops shall not be installed.

• Increased size of in sink garbage disposal from ½ HP to ¾ HP.

• Added Table 2-3: Minimum Bedroom Dimensions.

• Added Vinyl Plank Flooring a flooring option.

• Added paragraph providing electrical service sufficient for EV charging in garages and the installation of centrally located EV charging stations.

• Added requirement for LED lighting.

• Added requirement for EV charging electrical capacity in garages.

• Added Appendix B: Three and four bedroom floorplans for reference only.

5. ENVIRONMENTAL ASPECT AND IMPACT CONSIDERATIONS.

a. The development of this technical order and the guidance contained within it have been thoroughly reviewed by the originating office in conjunction with SILC

Subj: FAMILY HOUSING DESIGN CSTO REV B 11101

Environmental Management Division (EMD). This guidance is categorically excluded under current Department of Homeland Security (DHS) categorical exclusion L5 from further environmental analysis in accordance with the U.S. Coast Guard Environmental Planning Policy, COMDTINST 5090.1 (series).

b. This guidance will not result in any substantial change to existing environmental conditions or violations of any applicable Federal, state, local laws relating to the protection of the environment. All future specific actions resulting from the general guidance in this technical order must be individually evaluated for compliance with the National Environmental Policy Act (NEPA) and other applicable environmental mandates, consistent with Coast Guard Environmental Planning Policy.

6. DISTRIBUTION. The SILC Configuration Manager posts an electronic version of this technical order in the Coast Guard Technical Information Management System (CG- TIMS) and adds the document in the Approved Technical Order Library on the SILC's Configuration Management site on the Coast Guard 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.

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

CAPT Scott MacCumbee Product Line Manager Mission Readiness Product Line

CDR Christiane Weber Deputy Product Line Manager Mission Readiness Product Line

LCDR Dan Lagdon Branch Chief Mission Readiness Product Line

Brent Jewell (Author) Housing Asset Line Manager CEU Oakland-MRPL-HAL

LT Gary Nelthropp Housing Asset Line Manager CEU Oakland-MRPL-HAL

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

Subj: FAMILY HOUSING DESIGN CSTO REV B 11101 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) Process Guide Technical Order (PGTO).

JOHN D. BERRY, P.E

Captain, U.S. Coast Guard Commander, Shore Infrastructure Logistics Center

Digitally signed by

BERRY.JOHN.1013996373

Date: 2024.08.05 11:40:45 -04'00'

This page intentionally left blank.

Family Housing Design (Rev B) i

1 Overview

1.1 Configuration Standard Summary

1.2 Applicability

1.2.1 Who Performs

1.2.2 Applicable Assets (and/or Services)

1.3 Roles and Responsibilities

1.3.1 Responsibility

1.3.2 Impact

1.3.3 Process Links

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

ii

2.7.12 Laundry Area

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 Water Conservation

2.16.6 Boundaries

2.16.7 Plants

2.16.8 Irrigation

2.16.9 Fencing

2.17 Environmental Stewardship

2.17.1 Environmental Documentation

2.18 Environmental Health and Life Safety

2.18.1 Environmental Risk Assessment (ERA)

2.18.2 Indoor Air and Environmental Quality

2.18.3 Mold Prevention

2.18.4 Asbestos Containing Materials

2.18.5 Lead Exposure

2.18.6 Radon

2.18.7 Ozone Depleting Substances

iii

2.18.8 Creosote

2.19 Vehicular and Pedestrian Circulation

2.19.1 Vehicular Circulation

2.19.2 Parking

2.19.3 Pedestrian Circulation

2.19.4 Curbs and Gutters

2.19.5 Signage and Lighting

2.20 Sound Attenuation/Acoustics

2.20.1 Air-Borne Sound

2.21 Building Commissioning

3 References

4 Definitions

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

Appendix B – Floor Plan Examples ....................................................................................................... B-1

1 OVERVIEW

1.1 Configuration Standard Summary

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

The intent of this Configuration Standard Technical Order (CSTO) is to establish the minimum standards required to ensure Family Housing 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

This CSTO provides design guidance for the design and major renovation of family housing units owned and operated by the Coast Guard. It shall apply to both new construction and major renovation. 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 Housing Asset Line (HAL) to result in a safe and satisfactory Family Housing design. Although this CSTO is focused on new or major renovation of CG housing it may also be used to assist local housing maintenance staffs with smaller operational level maintenance projects such as change of occupancy maintenance, kitchen repair, flooring replacement etc.

1.2.1 Who Performs

The HAL section of the Mission Readiness Product Line (MRPL) is responsible for approving and guiding the implementation of the CG Housing Configuration Standard and conducting functional and conditional surveys of Family Housing 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 (OLM) providers. These providers may include military Facility Engineering (FE) staff, Housing Assist Teams (HATs), civilian contractors, civil servants, or a mix of all.

1.2.2 Applicable Assets (and/or Services)

This Configuration Standard applies to the entire Coast Guard portfolio of family housing 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

1.2.2.1 Applicability

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

• Product Line Managers (PLM)s/Asset Line Managers

• Facility Asset Managers (FAMs)

• Housing Assist Teams (HATs)

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

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

Support Plans (ILSPs), Facilities Requirement 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

1.2.2.2 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

The technical authority for this configuration standard is the SILC Commander. Table 1-2 enumerates the roles and responsibilities for executing the standards defined in this technical order. The following “RASCI” codes are used:

R = Responsible: Those who do the work (typically only one Responsible per task).

A = Approver: The one ultimately accountable for the deliverable or task (must have only one Approver per task).

S = Supports: Those who provide resources, information, expertise, or other assistance in completing of the task. A Supports role indicates more intensive and consistent involvement than just being identified in a Consulted role.

C = Consulted: Those whose opinions are sought (two-way communications).

I = Informed: Those who are kept up to date on progress (one-way communication).

Table 1-2: Roles and Responsibilities RASCI Matrix

Task, Deliverable, or Responsibility CG

-4

SIL

C

FD

CC

PL

M

AL

M

CG

-1

M

PS

C-

PS

D-fs- Ho us ing

AH

O

CE

Us

Establish Housing Configuration Standards

I A S R R C C I C

Provide Design for New and Recapitalization Housing Projects as Prescribed by the Contents of this Technical Order

I A R S S I I I S

Submit Changes and/or Recommendations for Contents of this Technical Order

I A S R R C C C C

Routinely Review and Revise the Contents of This Technical Order

I A S R R C C C C

Provide Oversight for Local Housing Maintenance Staffs

I I C C S R R I

1.3.1 Responsibility

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

• SILC Configuration Control Board (CCB) approves this CSTO.

• MRPL-HAL CCB approves subsequent revisions of this CSTO prior to SILC CCB.

1.3.2 Impact

Current criteria shall be used to the extent that it corrects or remedies any health and safety and major livability deficiencies. Projects must not be created for the sole purpose of meeting this guide. Projects should be developed when housing asset materials/equipment are at the end of their service life, including major maintenance and repair, or a functional issue is identified.

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 Family Housing facilities to support personnel in terms of functionality and physical condition.

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

1.3.3 Process Links

This Configuration Standard contains the design and quality requirements that personnel following subsequent Product Line 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 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. Planners shall 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, housing maintenance facility, 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 5090.1(series). Early coordination with the servicing Environmental Division will help to identify higher quality housing sites.

Site preparation and site improvements required for Coast Guard housing projects shall be included in the design and 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. Ensure existing environmental hazards (i.e., contaminated soils, lead based paint, asbestos) are mitigated per local, state and federal ordinances, regulations and laws prior to new or renovation construction. 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 functionality and livability of Coast Guard 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 if possible, should be within walking distance of recreational facilities and community activities. At Air Stations or near runways, HAL shall be consulted for site criteria to avoid Accident Potential Zones. Buildings shall be located to ensure minimal external noise level 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, 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. The Floodplain Management review shall be completed during the NEPA process. In tsunami prone areas evacuation routes shall be established during the housing site’s design phase. Evacuation route signage shall be installed during construction.

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. In addition, design shall include vegetation gaps or 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 BFR

• Use sustainable landscape design to minimize impact on the environment and reduce water and power 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. Planners shall consider unique topographic and hydrological factors, ensuring that the area is suitable for the type of development under design.

All construction and maintenance shall undergo an environmental review to ensure NEPA is followed. Proper planning will minimize the environmental effects and design costs of new construction.

2.1.3 Utility Infrastructure

All utilities outside of the 5ft utility perimeter must be designed, constructed, and maintained

IAW UFC 3-201-01.

2.1.4 Public Recreational Facilities and Site Amenities

Planners shall consult with Community Service Asset Line (CSAL) for configuration requirements for provided site amenities and recreational facilities.

2.2 Sizing and Functional Requirements

The UFC 4-711-01 includes the most recent sizing standards for Replacement and New Construction as well as Improvement Goals for existing units. 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. In the case of renovations, downsizing shall only be done when it is relevant and cost effective to do so.

For new construction:

• Multiplex design configurations are encouraged over single-family dwellings to enhance economy and energy efficiency.

• Design shall be for three and/or four-bedroom units.

• Conform to Americans with Disabilities Act (ADA) requirements at 5% of housing units, with at least one unit on an installation, designated ADA compliant.

• Inclusion of maintenance buildings will be considered by HAL on a case-by-case basis.

2.2.1 Exceptions to Sizing Standards

Exceptions to sizing standard waivers 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 SILC-RDTO-36-11 21 27 11-04.

Exceptions:

• Under conditions of extreme isolation or where the resident may be confined to the unit for long periods due to weather or lack of community facilities within reasonable distance. Some examples could be increased bedroom size or the addition of a bonus room.

• The maximum net floor areas may be increased in any case by 5 % if the increase is in the best interest of the Government by permitting a turnkey construction contract or a purchase, lease, or conversion of Unaccompanied Personnel Housing (UPH) units.

An increase in the maximum net floor area of a UPH or housing unit under any of the exceptions noted above may not exceed 10 % of the otherwise applicable space allowance prescribed in the Shore Facilities Standards Manual (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, garages, and circulation.

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: American National Standards Institute (ANSI) Z765.

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 must not be converted, reconfigured, or added onto to meet maximum room 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.

Planners shall reconfigure existing spaces/walls only when cost effective, required to meet functional requirements and/or to enhance livability. Planners shall 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.

Planners shall consolidate additions and changes to existing spaces/walls for cost efficiency.

Addition projects shall only be broken into phases when it is the most cost-effective approach to satisfying a deficiency in different functional areas (living versus bedroom) of the house.

Planners shall 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 developing 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. When considering conversion planners shall:

• 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 unit.

• 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, PSC- PSD 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 project 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 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, and will require coordination with the servicing environmental team (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 Office of Civil Engineering (CG-43).

2.3.1.1 Building Height

Three stories shall be the maximum, unless limited real estate or other restrictions justify building height more than three stories. Exceeding the three-story limit shall be approved by

MRPL-HAL.

2.3.1.2 Ceilings

• Planners shall 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. Planners shall 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.

• Planners shall 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.

• Planners should reference the International Energy Conservation Code for latest edition when foundation walls and below-grade floors require rigid board insulation.

2.3.2.1 Slabs-on-Grade, Crawl Spaces and Basements

• Slab on grade with a finished concrete floor over a vapor barrier is the preferred foundation type. The use of crawl space foundations should be avoided whenever possible due to the potential of insect/rodent infestations and design and ventilation issues. If crawl spaces are required due to site conditions, grade etc. a waiver must be approved by the Mission Readiness Product Line Configuration Control Board (MRPL-CCB) IAW Configuration Management Plan SILC-RDTO-36-11 21 27 11-04.

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

• Floor insulation shall be provided 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.

• Planners shall 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 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.

• Basements used as habitable spaces shall conform to the more restrictive of either the National Fire Protection Association (NFPA) Life Safety Code or locally accepted building code requirements.

• Planners shall determine the presence of and need to remove groundwater. A low point or sump shall be poured into the floor along with a French drain system that drains to a sump or outside for groundwater removal.

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.

• Treads and landing surfaces shall be 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.

• Landings shall be sloped to prevent ponding.

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

• All wood members shall be designed to withstand extended exposure to local weather extremes. Chromated Copper Arsenate (CCA) pressure treated wood shall not be used.

• All stainless-steel components shall be designed to withstand local weather extremes.

• Baluster spacing shall be no more than 4 inches.

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.

When considering roof type and materials planners shall:

2.4.1.1 Roof Design

• Roof slopes shall be designed to the most stringent of IRC and local code.

• Roof overhangs, gutters and downspouts, roofing materials, and attic ventilation shall be designed in accordance with roofing installation standards to conserve energy and reduce maintenance costs.

• The use of overhangs shall be used 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.

• Rainfall component shall be obtained from UFC 3-400-02 Engineering Weather Data for gutter sizing.

2.4.1.2 Roof Coverings

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

• Roof covering colors and textures to harmonize with other house and neighborhood colors shall be used. 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.

• Standardized roofing materials and systems shall be used to provide a minimum 30-year roof. Plywood sheathing shall be used. 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, planners shall 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

• Gutters and downspouts shall be provided 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.

• Splash blocks under downspouts that are not connected to storm drains shall be provided. 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

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

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.

• 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 shall be provided.

Gravity ventilators with V-shaped outer vanes and no moving parts shall be used when possible.

• Ensure attic insulation does not cover eve vents.

• In high wind and rain areas the use of roof penetrations for attic ventilation is discouraged.

• Powered attic ventilation shall be provided where it is common practice due to climatic conditions. Do not terminate exhaust fans or plumbing vents in attic. Exhaust fans and plumbing vents shall vent to the outside through roof penetrations. These penetrations shall extend above the roof per local building codes. All roof penetrations shall have adequate flashing.

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

• All shed, or wall-braced roofs shall maintain the same ventilation requirements as standard roofs. In cathedral or vaulted ceiling conditions, 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 shall be provided.

• 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 rolled fiberglass is the preferred material for attic insulation.

• Wasp and bird screening with all vents, regardless of type shall be provided.

• Attic spaces shall be 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

Planners shall use the NFPA standards for family housing. 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 into scope to bring existing conditions up to current life safety standards.

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

2.5.1 Emergency Egress

Two means of escape from every bedroom and living area shall be provided. 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 shall be 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:

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

• A ceiling mounted hard wired heat sensor with battery backup in the garage shall be provided and integrated 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 shall be 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 shall be 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. Additional CO alarms are recommended 5 to 20 feet from sources of CO such as a furnace or water heater.

• The types used are at the discretion of the unit, but at a minimum shall be listed by Underwriters Laboratory (UL) 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.

• In areas where Radon is known to be present, Radon detectors shall be installed in mechanical room to enable housing maintenance staff members to monitor.

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 buildings. Public Law 102-522 requires sprinkler protection in new construction of buildings with four or more residential units under one roof. Existing units should be retrofitted when the next whole house improvement project is undertaken.

Design Criteria:

• A Fire Protection Engineer shall be included during schematic design before the building layout, space programming and ceiling assemblies are finalized.

• Wet pipe sprinkler protection shall be provided in accordance with NFPA Standard 101, Life Safety Code. Dry type systems shall not be used.

• Concealed sprinkler heads shall be utilized.

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. Fire rated assemblies between adjacent units shall be provided as required by code. All fire rated walls shall be monitored 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.

The flame spread and smoke developed ratings shown in NFPA 101 or as called for by the locally accepted building code shall be used. Values shall be met when material is tested in accordance with American Society for Testing and Materials (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. Two type 2A-10BC portable extinguishers are required, one in the kitchen and one in the garage or any other storage space intended for small engine equipment or flammable materials.

2.6 Storm Water Management

A storm water management system shall be required for all family housing assets;…