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Home My WebLink Aboutagenda.council.joint.20100803MEETING AGENDA August 3, 2010 4:OOpm City Council Chambers QUARTERLY JOINT WORK SESSION OF CITY COUNCIL & BOCC 4:OOpm Update on Centennial Housing Issues 4:45pm Discussion of CORE REMP Grant Funding Requests S:15pm Amendments 6015, 61, and Proposition 101 (informationa0 5:30pm Executive Session for Property Acquisition MEMORANDUM TO: Mayor and City Council Board of County Commissioners THROUGH: R. Barry Crook, Assistant City Manager FROM: Steve Bossart, Capital Asset Project Manager DATE: July 28. 2010 MEETING DATE: August 3, 2010 ~; Centennial HOA -Deferred Maintenance -Building Science Assessment and Recommendations Backeround: The Centennial ownership complex consists of 92 category four, deed restricted ownership units. They were constructed in 1985 and aze located at the base of Smuggler Mountain. There is also a Centennial rental complex at the same location consisting of 148 category three restricted rental units. Both complexes aze frame construction with sloped standing seam metal roofing, painted ship-lap rabbet redwood siding. Roofing ends nearly flush to building gable ends and at eaves. Early moisture damage was noted at one window on the southeast several years after construction. There are many examples of (apparent) retrofit sheet metal overhang assemblies and kick-out metal flashings at lower eaves. In August of 2009 a wastepipe break in a party wall required repairs and other infiltration moisture damage was discovered. Investigation uncovered other areas of concern and fiirther investigations were commissioned by the HOA. On August 8~', 2009 selected city staff members and the Centennial HOA president, Ed Cross and HOA attorney Fred Pierce sat down to go over what was then known about the scope of the problems at Centennial. Recent water and mold problems at units #314 and #316 increased the HOA urgency. For its part the HOA had hired an engineering firm (Resource Engineering Group) to examine the problem and issue a report and recommendations -the engineer recommended extensive demolition and reconstruction. The HOA also hired DS Consulting to conduct an inspection of mold as well as sampling reports of interior air quality. It was clear that more information and evaluation was needed to fully understand the scope of the problems and the approach to a solution. 1 Approach and Preliminary Findines• In eazly 2010 the City agreed to provide project management services to assist the HOA/APCHA/City of Aspen/Pitkin County team in expanding the overall evaluation. The City requested, received, and executed a proposal from Building Science Corporation (BSC), a Boston based engineering and azchitecture firm with extensive experience in building mechanics, systems, and water management. BSC has conducted numerous forensic examinations and prepazed evaluations and solutions for moisture damaged buildings. The City has worked with BSC as the liaison for the US Department of Energy Building America program. BSC visited the site on June 30a'. For the investigations the City engaged Rudd Construction (Rudd) to provide manpower, equipment, tools and materials to assist in uncovering areas for inspection, and for replacement and waterproofing repair. Rudd was selected for this role because they had the in-house capabilities, the availability and interest, as well as specific experience with previous multifamily water damage repair and restoration. Also present on the day of these inspections, at the request of Lee Cassin (City Environmental Health Director) was a mold expert, Michael V. Van Dyke, PhD, from National Jewish Health in Denver. He provided visual inspection of mold presence and extent. BSC has provided their initial draft report. City staff has discussed the observations with BSC and with Rudd. The primary cause of damage is reported to be inadequate flashing, particulazly at roof- to-wall details, at some windows, and at eave overhangs. In addition there aze some issues with attic air leakage and ventilation. The inspections removed lazge expanses of siding where the earlier investigation relied on localized core samples. This more extensive removal showed the water leakage and resultant. water caused deterioration occurring at specific flashing intersections while adjacent azeas were in good condition. Window units aze flashed though observations indicate flanges were installed under the exterior gyp-boazd sheathing. Water from rain and snow must be managed so that it does not enter the building or penetrate flashings at wall to roof intersections or at windows. The windows provide an adequate weather shield but do not compaze to current products from a thermal standpoint. BSC has identified several progressively comprehensive repair solutions. Staff asked Rudd for their assessment of the work required to effect repairs and corrections to the building enclosure. Rudd indicated they observed azeas where wall studs and plates would require replacement, while other areas needed siding removal, flashing enhancement, and re-siding. The redwood siding is appazently of high quality and is generally in very good shape - it may be considered for reuse if it can be safely removed without excess marring. Dr. Van Dyke issued a three page report dated July 19, 2010 (attached with a cover memo from Lee Cassin) addressing his observations of conditions on the same day of inspection. He included five recommendations for repairing the water intrusion issues, cleaning mold where identified, educating 2 residents, and further inspections. I,ee Cassin noted that not having ductwork or forced air furnace systems is a fortunate situation in that mold spores have not been circulated. Costs The 2009 assessment resulted in estimates from the HOA of repair costs of $100,000 per unit or $10 million for the entire complex. Based on discussions with BSC during their site investigation, and on similar restoration work, Rudd has taken a very broad and very nreliminarv look at work scope, based on the first level of repairs. We felt a starting point for cost discussions with the HOA would be valuable for current consideration. Rudd felt the worst building example could require 180 man-hours, plus O&P, materials, marks, and subcontractors. The total using that example would be $30,000 per building, or $2,300 per unit, or $212,336 to restore the complete project. Their recommendation is to address just 1-2 buildings at a time. Residents would generally be able to stay in their home during the work, unless certain conditions required complete removal and replacement of wall elements. Mold mediation techniques and recommendations are vaned. It is generally accepted that mold is in the environment and creates health effects only when in living spaces. Existing mold spores, if encapsulated or isolated, do not pose a health hazard. Dr. Van Dyke recommends eliminating excess moisture is the first and most important step. He suggests following theNew York City Deparhnent of Health's "Guidelines on Assessment and Remediation of Fungi in Indoor Environments" to clean the existing mold in crawlspaces and attics. Cleanup costs haven't been estimated as of this date. We have spoken with the mold inspection consultant and the mold mitigation firm used in 2009. We were able to get a "very worst" case number of $10,000 per building attic. For our present discussions we might extrapolate $20,000 total per building or $1,500 per unit. Process The decision team members must cazefully review the preliminary draft report from BSC, resolve any questions, and move to a final report. The HOA needs to weigh project objectives against the BSC cost options. Specific engineering and azchitectural detailing will likely be necessary -the HOA could contract drawings and contract administration from BSC or another firm, ensuring that any other firm possessed similar design expertise for the subject issues. Rudd or another general construction firm would provide estimates based on the believed scope of work, with general fee schedules, as well as specific fee schedules for predicted work components. Contracts would by necessity be time and materials (T&M). As work commences and actual conditions are fully understood the rates and scope would be correlated and confirmed against estimates, and the overall budget totals would be recalculated. The HOA should obtain project management services with special attention to finance and contractual conditions. While recognizing the nature of unforeseen conditions in remodel and repair work, we believe the repairs can be completed within a reasonable time frame, together with a budget constant with typical building maintenance and repair expectations. There aze also exterior decks with damage tying in some cases to the long term moisture intrusion. The HOA reports these aze limited common elements and thus the responsibility of the HOA in common. The Centennial Owners Association may wish to address this redesign matter concurrent with the other design and construction activities. Couclusious The inspections reports all corroborate arid identify the initial requirement to repair the construction issues that result in water intrusion. Once the excess moisture intrusion is mitigated mold will not grow. The costs we can estimate from this investigation aze well below the suggested outcomes from 2009. If the mold mediation is added, and considering some contingency for unforeseen conditions the per-unit cost of repairs may be below $7,000. Buildings depreciate. Regularly scheduled repair and maintenance aze necessary to avoid deterioration, correct deficiencies, and maintain function and value. Homeowners routinely incur periodic repair expenses with any structure. In the case of multifamily homeownership, those repair costs aze shazed, typically through reserves, special assessments, or other financing. 4 Building Science Corporation BUILDING ENCLOSURE INVESTIGATION AND ANALYSIS CENTENNIAL CONDOMINIUMS ASPEN, CO .. ,tw. ..~,,., . Date: 2010.07.22 Prepared For Stephen W. Bossart Project Manager Capital Asset Department City of Aspen Prepared By Peter Baker, P.Eng. Senior Associate Building Science Corporation Cathy Gates, AIA Associate Building Science Corporation 1 30 Forest Street Somerville, MA 02143 Phone 978.589.5100 Fax 876.589.5103 wvrw.buildingscieneeeom 18 Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO Contents List of Figures ..................................................................................................... .................................................................... 3 Introduction ......................................................................................................... .................................................................... 4 Description of Building Complex ....................................................................... .................................................................... 4 Reported History ................................................................................................. .................................................................... 4 Observations ....................................................................................................... .................................................................... 5 AtticlRoof ........................................................................................................... .................................................................... 5 Exterior Walls .................................................................................................... .................................................................... 6 Crawlspace ................................................................:...................................... .................................................................. 11 Analysis ............................................................................................................... ..................................................................13 Attic/Roof ........................................................................................................... .................................................................. 13 Exterior Walls .................................................................................................... .................................................................. 13 Wall to Lower Sloped Roof Connection ......................................................... .................................................................. 14 Second Floor Balcony Additions .................................................................... .................................................................. 15 Window Systems ........................................................................................... .................................................................. 15 Crawlspace ....................................................................................................... .................................................................. 15 Recommendations .............................................................................................. ..................................................................1 ti Attic/Roof ........................................................................................................... .................................................................. 16 Option 1: Increase ventilation and air seal the attic floor ............................... .................................................................. 16 Option 2: Modify the attic to bean unvented attic .......................................... .................................................................. 16 Additional recommended work ...................................................................... .................................................................. 16 Exterior Walls .................................................................................................... .................................................................. 16 Option 1: Patch and repair deteriorated areas ............................................... .................................................................. 17 Option 2: De-clad and repair walls adjacent to deteriorated areas ................ .................................................................. 17 Option 3: De-clad and repair all walls ............................................................ .................................................................. 17 Window Systems ........................................................................................... .................................................................. 18 Crawlspace ....................................................................................................... .................................................................. 18 2 30 Forest Street SomerviNe, h1A 02143 Phone 978.589.5100 Fax 978.589.5103 www.buiWingsciencecom 18 Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO List of Figures Figure 1:300 Free Silver Ct Southwest (from west) ................................................................... .............................................. 4 Figure 2: 200 Teal Ct Northeast {from north) .............................................................................. .............................................. 4 Figure 3: Ventilation Shaft Section ............................................................................................. .............................................. 5 Figure 4: Ventilation Shaft ........................................................................................................... .............................................. 5 Figure 5: Ventilation Shaft and Attic Vents .................................................................................. .............................................. 6 Figure 6: Attic Vent from Interior ................................................................................................. .............................................. 6 Figure 7: Attic condensation stains ............................................................................................. .............................................. 6 Figure 8: Attic condensation stains at dryer vent ........................................................................ .............................................. 6 Figure 9: Exterior Wall Section ................................................................................................... .............................................. 7 Figure 10: SE wall with storage closet ........................................................................................ .............................................. 7 Figure 11: Investigation of SE wall .............................................................................................. .............................................. 7 Figure 12: Investigation at rooflwall connection ......................................................................... ............................................... 7 Figure 13: Investigation at wall/wall connection ......................................................................... ............................................... 8 Figure 14: Investigation at base of wall ...................................................................................... ............................................... 8 Figure 15: SW porch deck ......................................................................................................... ............................................... 8 Figure 16: SW porch with added "support" ................................................................................ ............................................... 8 Figure 17: Example of deck over storage closet ....................................................................... ............................................... 9 Figure 18: SW porch with added ................................................................................................ ............................................... 9 Figure 19: Wing wall built over existing structure ....................................................................... ............................................... 9 9 9 g ............................................... Fi ure 20: Win wall attachment to buildin ••••••••••••••••~-~•-•••••••••• •••~••••••~~~~~~•••••••••••••••••••~-~~~--••••• 9 Figure 21: Investigation at NE wall at roof/wall .......................................................................... ............................................. 10 Figure 22: Detail at roof/wall ...................................................................................................... ............................................. 10 Figure 23: Investigation at NE wall (field) ................................................................................... ............................................. 10 Figure 24: Investigation at SW wall (field) .................................~................................................ ............................................. 10 Fi ure 25: Investi ation at window SE wall ........................................... 9 9 { ) .................................. ............................................. 11 Fi ure 26: Investi ation at window NE wall ................................................................. 9 9 ( ) ............ ............................................. 11 Figure 27: Basement Ventilation Section ................................................................................... ............................................. 11 Figure 28: Exterior Basement Vents .......................................................................................... ............................................. 11 Figure 29: Piping in Basement ................................................................................................... ............................................. 12 Figure 30: Rim board ................................................................................................................. ............................................. 12 Figure 31: Foundation wall ......................................................................................................... ............................................. 12 Figure 32: Foundation wall insulation ......................................:................................................. ............................................. 12 Figure 33: Poly ground cover at tally column ............................................................................ .............................................. 13 Figure 34: Poly ground cover sealed to wall insulation ............................................................. .............................................. 13 Figure 35: Rake edge at end wall and eave overhang extension ............................................. .............................................. 14 Figure 36: Foundation wall section ........................................................................................... .............................................. 15 Figure 37: Base of wall at foundation wall ledge ....................................................................... .............................................. 15 -. _ _- 3 30 Forest Street Somervitle, AAA 02143 Phona 979.569.5100 Fax 978.589.5103 www.buildingscience.com 18 Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO Introduction Building Science Corporation was retained by the City of Aspen to investigate water intrusion concerns related to the enclosure assemblies at the non-rental unit buildings at Centennial Housing in Aspen, CO. The non-rental buildings are 100 - 400 Free Silver Court and 200 - 400 Teal Court. BSC's investigation consisted of a review of the construction documents and details of the buildings and a site review of the buildings during which isolated intrusive disassembly was performed for investigation purposes. Description of Building Complex The complex consists of 7 buildings. Each building consists of a series of blocks or sections which are offset from each adjacent module by either 12 or 18 feet. On the southwest elevation, in each block, the outer wall for each floor steps back from the lower floor and the roof on each floor slopes down towards the facade. The outermost part of the first floor on the southwest elevation consists of a covered porch with a storage closet on one side. (See Figure 1) In some cases, the roof for the covered porch and storage area has been replaced with a 2~d story deck. On the northeast elevation, at each block, the roof slopes to the side with a vertical wall marking the transition to the sloping roof on the southwest. The roof conditions at the ends of the buildings vary (See Figure 2). Thus in general, on the southwest side of the buildings, there are roof/wall connections on the southeast or northwest facing walls whereas on the northeast side of the buildings, the roof/wall connections occur primarily on the northeast walls. ,,,~1 Reported History The buildings were constructed in the 1980's. The buildings are wood-framed with horizontal ship-lap redwood siding on all walls and standing seam metal roofs. There is a continuous crawl space underneath the buildings. At the time of construction, the second floor decks on the southwest side of the buildings in the original design were deleted from the project. These decks had been designed to extend over the first floor porch and exterior storage closets. Instead, a sloped roof was constructed over these storage closets. A number of second floor homeowners have subsequently added decks to their units. Several years after construction, some structural damage caused by water intrusion was discovered at one of the windows on the southeast elevation of one of the buildings. In order to better protect the walls from water, metal overhangs were inserted on the ends of the sloped roofs. Kick-out metal flashing was also added at the lower edge of some of the roof/wall intersections. In August of 2009, a waste pipe broke at the second floor within one of the party walls and caused considerable damage within that wall. While the repairs were being made, the contractor noted that there was significant water damage in the extension of that wall where it becomes an exterior wall. The full length of the wall was repaired and resided. .. 30 Forest Street Somerville, MA 02143 Phone 978.589.5100 Fax 976.569.5103 vrrrw.lwildingscience.com 18 Figure 7: 300 Free Silver Ct Southwest (from west) Figure 2: 200 Teal Ct Northeast (from north) Building Enclosure Investigation and Analysis -Centennial Condo~jniums, Aspen, CO The most common complaint of water intrusion made by homeowners has been that water gets into the wall of the exterior storage units on the southeast side of the building. It~bas reported that this situation is at its worst when there is snow on the roof that starts to melt. Observations BSC conducted a site review of the buildings on June"30, 2010. The site review was conducted by Peter Baker and Cathy Gates of BSC. Present during the site review were Stephen Kanipe, Scott Miller, Jeff Pendarvis, Lee Cassin, and C.J.Oliver of the City of Aspen, Travis Beard of First Choice Properties, Mike Van Dyke of National Jewish Health, and Arlen Wussow of Rudd Construction. ' A survey of the exterior of the buildings was conducte~F. Several openings were cut tD examine the underlying conditions at representative locations. A survey of one attic space (321. Free Silver Ct) and a survey of the southeast end of the crawl space under 300 Free Silver Ct were also conducted. '- Attic/Roof z The attic is designed to be ventilated. There is one ventilation chimney/shaft at one end of each block. Each chimney serves as a vent for the two adjacent attics. (See Figure 3 and Figure 4) Attic vents are located in the end walls on the northwest elevation just above the attic floor (see Figure 5) and on the exposed sides (southwest or northeast) on the other side of the building. In Figure 5, the two vents in the foreground (above the windows) are the attic vents. The two higher vents in the background are used for dryer vents. In the surveyed attic, there is a separation wall between the two vents which separates attic space in the block into 2 separate spaces. la . ~ ~ . M7 r=- - - ~ ~ T~- , _r - 6 ~ Ail 1 1 ~6 y.y~11:Ny ' ie/w ,Wh J![ ~~~.~'~rE'E~_.. ti ~~i , ` 4er7•6 •t i ` ~ I ~ 7 ~~~ ,.~. '' , >.3 f l 1-~~ n _ i ~in0'f-T / i ' a RGwi M,r~Cy __[-M pIR lJL1.~i0^I ~ _ _ ' - _ -~ Figure 4: Ventilatioi- Shaft ' r ~~ ~~ 14 O.O. Figure 3: Ventilation S haft Section The surveyed attic was accessed via apull-down stair. The access hatch was not gasketed; it had been taped shut by the homeowner for air-sealing. In the attic, only one vent was observed (Figure 6). There may have been another similarly sized vent along the side wall on the southwest end of the attic. There was no observed evidence of water intrusion in the attic. However, there were multiple locations of condensation staining on the framing close to the roof or exterior wall sheathing (See Figure 7). Evidence of condensation was most significant near the dryer vent attachment to the exterior wall (See Figure 8). 5 30 Forost Street Somervige, IIAA 02143 Phone 978.589.5100 Fax 976.589.5103 www.twlldfngscience.com 18 Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO J ~ „tic Ve,.~~ J Figure 5: Ventilation Shaft and Attic Vents J ~I Figure 6: Attic Vent from Interior While there was a bathroom with an operating ventilation fan located directly below the attic, there was neither a vent nor a duct for it observed in the attic. It was reported that at the time of construction, the local code did not require that bathroom fans be ducted to the exterior. Therefore, it is assumed that the bathroom fan vented either into an interior second floor wall or into the floor of the attic. During the exterior wall survey, a cut was made from the exterior into an attic wall for one of the units in 200 Free Silver Court. It was observed that the attic wall was insulated and then covered with a layer of polyethylene. At another location in that building, when the exterior vent cover was removed for one of the lower attic vents, it could be seen that the opening was being used as a duct termination rather than for attic ventilation. These observations suggest that the lower attic vents in some of the units have been blocked by homeowners. Exterior Walls The exterior walls of the buildings are constructed with a'/z" layer of exterior gypsum board on the exterior side of the plywood wall sheathing as part of a 1-hour fire rated assembly. The shiplap horizontal siding is applied directly over the gypsum board. (Figure 9) There is a layer of polyethylene applied on the interior side of the studs. - -- 30 Forest Street Somervttle, MA 02143 Phase 978.589.5100 Fax 978.589.5103 www.bwldingsctencs.com 1 g Figure 8: Attic condensation stains at dryer vent Figure 7; Attic condensation stains Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO 3J4 Kfi vie$i1C.,s.l.. RlaO+'~R'~ 91i71!~IC? P~-A'BeRN ~ iCa i it ~ N A.'/1+bC0 E~., F76+G~ R-Iq 6A~IN'SJV'+Tk~M ~xCe STUD, IC o.G. ~1X?i (M~M~ t'~LDG+LIrb -MOR_.G ld o.G. V~~ALL 'TYF"~~ dot NP~c~~ E~-~T~woct ~va.~.~ wf ~ t..a.Y~~a of PLYW~ Figure 9: Exterior Wall Section Many of the roof/wall intersections, especially on the southwest side of the buildings, showed evidence of peeled paint. Based on homeowner reports of water intrusion at exterior storage closets, a rooflwall intersection at one of the storage closets was selected for further investigation (Figure 11). .` ,DUI ~:.. ~~ a . .~ Upon removal of the siding', it was observed that the exterior gypsum board was water damaged along the sloped intersection of the wall and the roof. The exterior gypsum board was crumbling at the rooflwall connection. For several inches above the connection, the outer paper surface of the gypsum board was peeling away but the gypsum core remained intact. The plywood wall sheathing behind the gypsum board appeared undamaged. The water damage was more extensive towards the outer edge of the roof. It was observed that the roof underlayment was turned up several inches and sealed to the exterior plywood wall sheathing. The connection between the metal deck and the wall sheathing was covered with a continuous bent sheet metal flashing. The sheet metal flashing was noted to be flashed back to the plywood wall sheathing. This places the flashing behind the exterior gypsum board (See Figure 12). 30 Forest Street Somerville, AAA 02143 Phone 976.589.5100 Fax 976.569.5103 www.6uildingsdencecom 18 Figure 10: SE wall with storage closet Figure 11: Investigation of SE wall Figure 12: Investigation at roof/wall connection Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO The investigation was continued at this location by removing the siding down along the wall-to-wall connection at the exterior of the storage closet. Here, the exterior gypsum board was water damaged and crumbled. This extended out approximately 12" from the wall-to-wall intersection. Since the plywood sheathing showed water staining, a cut was made in the plywood to investigate the wall structure. No damage to the studs was evident at this location (See Figure 13). The siding was then removed at the base of this exterior wall. Here extensive damage was observed with both the exterior gypsum board and the plywood crumbling and evidence of rot along the outside edge the wall studs (See Figure 14). Note that at this location, the concrete foundation wall and sill plate is proud of the siding; metal flashing covers the extension. All of the siding that was removed at this location was in excellent condition. It had originally been primed on all sides and there was no sign of water damage. It should be noted that the first floor decks on the southwest side of the buildings were originally constructed as cantilevered structures. There was water damage reported in the past at the decks -all the original stairs were removed because of damage -and damage can be seen to the some of the structure underneath. (See Figure 15) In some cases, homeowners have added support underneath suggesting that the original decks may be sagging. (See Figure 16) Some homeowners have added decks at the second floor on the southwest side. By doing so, they replaced the original roof structure at the exterior storage closets below. Figure 17 shows an example of this. 30 Forest Street Somerville, NIA 02143 Phoee 978.589.5100 Fax 978.589.5103 wrrw.twildingsr~ence.conr 8 18 Figure 13: Investigation at wall/wall connection Figure 14: lnvestigatron at base of wall Figure 15: SW porch deck Figure 16: SW porch with added "support" Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO It was reported that there has been water intrusion in the storage closets with modified construction as well as in the original construction. Therefore a disassembly investigation was performed at the wall along one such deck. (See Figure 18) In this case, the original side wall was extended up to form a wing wall for the 2"d floor deck. Siding was removed from the wing wall to check for water damage which can be seen on the exterior gypsum board at several places (Figure 19). A cut was made through the plywood in the building wall at the connection point to see if the water damage extended into the wall. There was dampness felt in the stud space, but no damage to the stud could be seen (Figure 20). The next field disassembly was located at a roof/wall intersection along the northeast side of the building (Figure 21). The siding was removed so the condition of the wall could be examined (Figure 22). There was some water staining on the face of the exterior gypsum board causing peeling of its outer layer but the core was not damaged. The gypsum board was broken off to look at the plywood behind, which was not damaged. The roof/wall flashing detail was similar to that described earlier. 30 Fo-est Street Somerville, MA 02143 Phone 978.569.5100 Pau 978.589.5103 www.buAdtagscfeece.com 18 Figure 18: SW porch with added Figure 17: Example of deck over storage closet Figure 20: Wing wall attachment to building Figure 19: Wing wall built over existing sfructure Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO The windows from the original construction are still in place. They are double glazed windows and some are reported to be experiencing condensation within the glazing. The siding was removed at a window on the southwest side of the building (on a southeast facing wall) and at a window on the northeast side of the building to check for water damage around the windows (See Figure 25 and Figure 26). In both cases, the windows are on walls for which there is no overhang. There was no flashing observed at the windows. There was some water staining on the exterior gypsum board around both of the windows and on the plywood behind. The plywood was cut at the window on the northeast side to check for damage inside the wall, but none was observed. __ ------- 10 30 Forest Sheet Somerville, MA 02143 Phone 978.589.5100 Fax 97t.5ti9.5103 www.bn0dingscfeacx.csm 18 Additional investigation openings were made at two locations - in the wall field on a northeast wall and on a southeast wall. At the location on the northeast wall, when the siding was removed, some water stains could be seen on the face of the exterior gypsum board at siding nail penetration and around the windows, but there was no deterioration (See Figure 23). It should be noted that there is no overhang over this wall. On the other hand, along the southwest wall, where there is an overhang, no water staining of the exterior gypsum board was observed (See Figure 24). Figure 24: Investigation of SW wall (field) Figure 23: Investigafion at NE wall (field) Building Enclosure Investigation and Analysis -Centennial Condominiums. Aspen, CO Crawlspace The crawlspace is a ventilated, insulated space (See Figure 27). Crawlspace vents were observed along the northeast facade and are also called out in the drawings to be located on the southwest under the first Floor porches. The framing and the first floor subfloor are exposed. There is no insulation between the first floor and the crawlspace (See Figure FS-3). Each unit contains its own water heater and heating is provided by electric baseboard. So there is no equipment in the crawlspaces other than plumbing and wiring. During the survey, the crawlspace was not damp nor did it smell musty. " f J ~~~ ~ .. ~~ ' _. ~. I~°rE~iu~a.a. X36 ~ '' ~ '' _, - " ~~ - -~ - _- ~ i j ' / .~•' ~ ~. r _:~ FiOiM (rCQM IN~f1.1~Or'r ~ ~ _'~~ . - ~ Ii tr~GorG. bJtiG1iTOV - ~ ~ I i 1Y~t.L ~ ~ j~ ~N_ .; r 16~"' ~. ~"- ~- Figure 27: Basement Ventilation Section Figure 28: Exterior Basement Vents In general, the subfloor and framing was clean and free of water staining. However, there was occasional evidence of condensation. This can be seen on the blocking above plumbing pipes in Figure 29. There was also evidence of condensation along the rim joist (See Figure 30). No structural water damage was observed on the floor framing or on any portions of the rim board that were examined. 17 30 Forest Street Somerville, AAA 02143 Phone 978.589.5100 Fax 918.589.5103 www.huildingscieaoe.cam 18 Figure 26: Investigation at window (NE wall) Figure 25: Investigation at window (SE wall) Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO 12 30 Forest Street Somerville, hAA 02143 Phone 978.589.5100 fax 978.589.5103 rvrvw.twiidingscience.com t g i ne wails or me crawispace are insulated with a layer of XPS against the concrete foundation wall which is covered with a blanket of fiberglass insulation. The crawlspace floor has a continuous ground cover of polyethylene. The ground cover is sealed to the footing at the interior columns (Figure 33) and is sealed to the XPS at the walls (Figure 34). Figure 32: Foundation wall insulation wv+c•~ i Figure 31: Foundation wall Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO Analysis The problems identified in these buildings are caused primarily by water intrusion at certain locations in the exterior wall assemblies. Some secondary concerns were noted that related to condensation accumulation. Attic/Roof The design of the buildings specifies ventilated attics. In cold climates, the primary purpose of attic ventilation is to maintain a cold roof temperature to control ice dams and to vent moisture that moves from the conditioned space to the attic. Attic ventilation is primarily driven by stack effect, and therefore requires both lower openings as well as higher openings to allow for flow. The amount of flow is a function of the size of the openings and the vertical distance between them. In terms of moisture control, in order for the attic ventilation to be effective, the rate of moisture removal from the attic must exceed the rate of moisture leakage into the attic. Each attic space is designed to have two wall attic vents and a venting chimney with a 1-hour rated attic floor system separating the unit below from the attic. The area of lower wall vents is insufficient to provide for adequate ventilation of the attic. In addition, the design of the ceiling leaves a large potential for air leakage from the conditioned space into the attic. A clearly observed and significant gap is around the non-gasketed pull down attic access hatch. However, there are likely other pathways as well such as around light and electrical fixtures, at the top plates of partition and exterior framed walls. In addition to the air leakage from the interior space, there is concern relating to moisture loading of the attic from bathroom fans and dryer exhaust (as was observed in the unit investigated). The resulting moisture load is greater than can be managed by the ventilation scheme. As a result, condensation accumulates at various places on sheathing and framing at the exterior surfaces. Exterior Walls Overall the exterior wall assemblies are performing moderately well from a water management perspective. The horizontal shiplap siding provides an effective shingle lapped siding interface. The weakness of the system concentrates at interfaces with other building elements (roofs, balcony walls, windows, vents, etc) or at ends of the cladding boards. Water damage of building elements is a function of moisture balance. The rate of wetting must exceed the rate of drying in order for accumulation to occur, and the amount of accumulation must exceed the safe storage capacity of the material in order for damage to occur. Therefore, while pathways for water infiltration into the exterior wall assemblies do exist on the buildings, damage will only occur provided that sufficient water volume is able to penetrate into the system and provided the water cannot be drained to the exterior or dried out effectively. The spot removal of cladding demonstrated little to no deterioration or even signs of water staining on the exterior gypsum board for walls that were protected by the addition of the eave overhang extensions. 13 30 Forest Street Somerville, f8A 02143 Phase 978.589.5100 Fax 978.589.5103 www.UuBdingeciencecom 18 Figure 33: Poly ground cover at tally column Figure 34: Poly ground cover sealed to wall insulation Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO End walls that do not have an overhang were noted to have increased wear on the system due to the exposure. Water infiltration behind the cladding has lead to staining and minor deterioration of the paper facing on the exterior gypsum sheathing. It was noted however that in these locations, the core of the gypsum was still solid and undamaged as well as the plywood sheathing behind it. While the overall wall assembly appears to functioning moderately well, there were three primary locations where the system had noted problems. • Wall to lower sloped roof connections • Second floor balcony additions • Window systems Wall to Lower Sloped Roof Connection The most severe area of damage noted during the investigation was related to the wall to lower roof interfaces that terminate in the field of the wall. The main problem stems from the roof to wall flashing being installed behind the exterior gypsum layer and the lack of kick out flashings at the termination of the sloped roof in the field of the walls. Water management of the enclosure in the Aspen environment requires a system that not only addresses rainwater penetration but also handles potential for water accumulation created by the formation of ice dams. Because the flashing was installed behind the exterior gypsum board layer it created a hole at the roof edge termination in the field of the wall. This hole funneled water that was draining down along the flashing in between the gypsum and plywood sheathing. The location was particularly susceptible to water infiltration due to ice dams. The ice dams created a situation that allowed the water to back up above the height of the lower flashing leg and subsequently drain into the wall assembly. This analysis was corroborated with the reported history of the building that identified problems occurring more often during times of ice damming. The problem appeared to be more severe on the Southeast elevations than the Northwest elevations. It was theorized that this may be due to the solar exposure of the South East roofs leading to more solar heating and subsequent cyclical melting and freezing of water at the ice dam formations. The Northwest elevations are more shaded reducing the melting potential of the roofs. The leakage at the roof to wall connections is resulting in damage of the first floor structure where the wood frame structure is connected to the concrete foundation. The buildings are designed with the framing set back from the exterior edge of the foundation wall (Figure 36). This created a ledge for the water to accumulate at the base of the wall assembly. Removal of the siding material at the base of the southeast facing wall during the field investigation revealed that the framing had deteriorated (Figure 37). _ 14 30 Forest Street Somerville, AAA 02143 Phone 978.589.5100 Fax 978.589.5103 www.twildMgscie~ce.com 18 Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO See Fdn.?/a+l \ t - ;~t3.Coni. _ J p, ~ ~^ , _ ~ Sec Secf 9/526 ~ N ~r{ ' I I r>Y Anchor LI!/}3 pe.f d raG lB'b c Dtf ds : ~ ~' • ' 4 ~ . . n9 o rrom ~~ r~4 m -°L3 c 2 ~ a B f ' .; ~~;..~~ _ ~ ~°~ ti ~ F a .~ o/ ~ AnC/or 5 @ - 2/.lsf Ltre/ ~ d t ~ ~ •I Y see F,om~ D.oyro.n Ei, T.O. [.edgc ~ 1 P °.~, - .~~ I ~ ~ ~ ~I..ee %dn- /on E/. 7.d ccd l y~ ~ ~r ~! at{'r .. .. ' + i ^ y -Set Fd+. Phn :' ~. t A7 r _,~ ~ ~ t4C~/2 o.c NorJ ~" /~ ' UII II I I~ I I / R ' I •a. See Fr 6_ ,I _ ~ `. ~ a ~~ ~ t-~5 •Cocf '~ ,, -__... _ . Figure 37: Base of wall at foundation wall ledge t<•~C~Ib'eo i /ar~¢5 4"Tod"I: \ !=0 / See Fdn. Pars S¢a :da. fiatis f Figure 36: Foundation wall section Second Floor Balcony Additions The addition of the exterior second floor decks was reported to have been done over several years with no specific details used for the construction. It was stated that the design and construction was typically left up to the contractor performing the work. This creates a situation where the actual construction could be variable at each location. At the deck interface that was reviewed, no saddle flashings or other water proofing was installed at the wall to wing wall interface or below the wood trim. Without water proofing or flashing installed at the balcony wing walls, water is able to penetrate directly into the structure below. The removal of the wood siding at the wing wall to structural wall interface revealed a concentration of deteriorated material at the interface. Window Systems Since the windows are original to the building and no flashing was applied when they were installed, there is potential for water intrusion at each the windows. Based on the observed water staining of the exterior gypsum board around the windows, some water is getting behind the cladding at the windows; however the observed damage was not extensive around the openings. The current condition of the windows in the rough openings is a function of the amount of water reaching the windows. The windows on walls that have overhangs are less likely to show water intrusion than those that are on walls without overhangs or those that are exposed to additional water from nearby roof drainage. A secondary concern was noted with the window systems. The evidence of sealed unit failure as noted by the condensation accumulation between the two lites of the insulating glass units is an indication of the insulating glass units sitting for prolonged periods of time in water. This is an indication that water is getting past the exterior seals and being held in the glazing pocket. This creates a concern of water leakage occurring through the window frame itself and not just at the window to wall interface. Without a pan flashing installed below the window there is a risk of water infiltration into the building. Crawlspace The design of the crawlspace of the buildings is for a ventilated but insulated space with no insulation in the first floors of the living space. The polyethylene ground cover is sealed to the wall insulation and around the discontinuities at the support columns. The space appears to have functioned well with only a slight evidence of condensation. 15 30 Forest Street Somerville, NIA D2143 Phone 978.589.5100 Fa~c 978.589.51 D3 rvww.twildingscientx.cem 18 Building Enclosure Investigation and Analysis -Centennial Condominiums, Aspen, CO Ventilation of this crawlspace is unnecessary and creates a discontinuity in the thermal enclosure of the buildings. In addition, the ventilation and any other air gaps that exist along the top of the wall may be the source of the moisture. In the winter, any air brought in by the ventilation will make the basement cooler than the space above. In the summer, outdoor air brought in will tend to be more humid. There was very little evidence of past liquid water intrusion into the crawl space. The polyethylene ground cover is turned up and sealed it to the interior face of the rigid wall insulation. In this configuration, any water infiltration though the foundation wall would be directed under the polyethylene ground cover. Therefore any water that was able to get on top of the polyethylene ground cover would likely have had to come from the wood framed walls above, and would not be considered a crawlspace issue.. Recommendations The following is a list of potential strategies that may be employed to address the concerns identified with the performance and durability of the building enclosure assemblies. Attic/Roof There are two proposed strategies that could be employed to reduce the potential for condensation from occurring in the attic spaces: Option 1: Increase ventilation and air seal the attic floor This strategy would try to increase the ventilation rate for the attic as well as reduce the infiltration of conditioned air into the attic from the living space below. The following is an outline scope of work: 1. Add additional lower vent openings, including soffit vents at the eave overhang extensions. 2. Replace pull down ladder access hatched with gasketed and sealed hatches (a secondary hatch cover should also be considered given the high potential for infiltration through the attic hatch). 3. Air seal gypsum ceiling at all partition walls, electrical and mechanical penetrations, and exterior framed wall. Additional strategy options: 1. Mechanically induce attic ventilation through the use of fan. The fan should be positioned to blow exterior air into the attic space. DO NOT exhaust air from the attic space as this may result in an increase of infiltration of conditioned air into the attic. Option 2: Modify the attic to be an unvented attic This strategy would add air impermeable insulation to the underside of the roof sheathing as well as the end walls bringing the attic within the thermal and air tightness boundary of the units. The following is an outline scope of work: 1. Close and seal all vent openings to the exterior 2. Close and block the vent shaft and re-flash the top to prevent wind blown rain from being able to infiltrate into the vent shaft. 3. Install a layer of closed cell spray polyurethane foam to the underside of the roof deck (Minimum thickness to meet R-30 based on Table R806.4 Insulation for Condensation Control of the 2009 IRC) 4. Install a layer of closed cell spray polyurethane foam to the end walls 5. If required cover the foam with an approved thermal or ignition barrier. Additional recommended work The following additional work is recommended independent of either option chosen: 1. Ensure all dryer exhaust ducts are properly ducted to the exterior. Seal around all connections to prevent leakage of dryer exhaust into the attic space. 2. Duct all bathroom exhaust fans properly to the exterior. Exterior Walls . To correct the concerns relating to water intrusion, the damage areas need to be repaired and the details leading to the water intrusion problems should be modified to prevent future infiltration. Several levels of repair can be implemented. Each subsequent level from the base minimum recommendations would improve the overall performance of the building and reduce the risk of future damage and deterioration from occurring. 16 30 Forest Street Sanerville, tiAA 02143 Phone 978.589.5100 Pax 978.589.5103 www.twildings~jencxcom 1 g Building Enclosure Investigation and Anaysis -Centennial Condominiums, Aspen, CO Option 1: Patch and repair deteriorated areas This strategy targets known problem areas and removes material systematically to the point where no more damaged material is found. Uncovered damaged material is replaced and the assembly is reconstructed. The intent is not to remove more material from the wall than is necessary to complete the targeted repairs of the building. This strategy does not make any significant improvements on the performance of the building as only areas where material is removed is modified. The locations for the targeted repairs would be as follows (in order of priority): 1. Sloped roof termination in the field of the wall on the Southeast and Northwest elevations on the Southwest side of the buildings 2. Second floor balcony additions attachment locations 3. Sloped roof termination in the field of the wall on the Northeast elevation on the Northeast side of the building. 4. Windows The following is an outline scope of work: 1. Remove the eMerior siding in order to expose the exent of the deteriorated material. Store for re-use. 2. Remove deteriorated material and replace with new as needed. Match existing wood materials (plywood and framing lumber), all replaced gypsum should be non-paper faced (DensGlass Gold or equivalent) 3. Modify building connection details to include appropriate membrane waterproofing and flashing. 4. Reinstall the original siding 5. Paint as necessary The exent of the cladding removal may approach a complete de-clad of the some of the wall areas. Option 2• De-clad and repair walls adjacent to deteriorated areas This strategy expands on the scope of Option 1 by completely removing the siding on walls that have known or have expected deterioration. Similar scope of work applies to uncovering and repairing damaged material as needed; however, by de-cladding the entire wall area, the build back can make provisions to improve on the details of the entire system. The locations for the de~ladding and repairing would be as follows (in order of priority): 1. Walls on the Southeast and Northwest elevations on the Southwest side of the buildings _ 2. Walls with second floor balcony additions attachment locations 3. Walls on the Northeast elevation on the Northeast side of the building. 4. All remaining walls (optional) The following is an outline scope of work: 1. Remove all the exterior siding. If careful, it may be possible to re-use the siding. Store for re-use or discard if replacing. 2. Remove deteriorated material and replace with new as needed. Match existing for all wood materials (plywood and framing lumber), all replaced gypsum should be non-paper faced (DensGlass Gold or equivalent) 3. Modify building connection details to include appropriate membrane waterproofing and flashing 4. Install a building wrap over the exposed wall 5. Install a 1/4" vertical spacer strip to provide for a drainage gap behind the siding (recommended option) 6. Reinstall the original siding or install new siding 7. Paint as necessary This approach has a more reliable cost associated with it due to a faidy known extent of scope. This approach provides an easier method to maintain the aesthetic appearance as there are definite termination lines for the siding. By targeting the known walls that are experiencing problems the majority of the issues will be resolved; however, there is still some risk associated with this approach since certain portions of the exterior walls may not be addressed. Option 3: Declad and repair all walls Option 3 expands the scope of option 2 to include all walls regardless of potential damage. This approach provides the mast reliable repair due to all of the walls being exposed for inspection. In addition it provides the opportunity to integrate some building wide improvements to the current design. The locations for the de-cladding and repairing would be as follows: 1. All walls (project can be phased following priority list set out in Option 2) The following is an outline scope of work: _ _.__ 17 30 Forest StreM SareeraW,AAA M1I7 Phase h7l5ahl100 Fu WLSah.ISlat ~.oow 18 Building Endosure Investigation and Analysis -Centennial Contlominiums, Aspen, CO 1. Remove all the exterior siding. If careful, it may be possible to re-use the siding. Store for re-use or discard if replacing. 2. Remove deteriorated material and replace with new as needed. Match existing for all wood materials (plywood and framing lumber), all replaced gypsum should be non-paper faced (DensGlass Gold or equivalent) 3. Modify building connection details to include appropriate membrane waterprocfing and flashing 4. Install a building wrap over the exposed wall 5. Install a 1/4" vertical spacer strip to provide for a drainage gap behind the siding (recommended option) 6. Reinstall the original siding or install new siding 7. Paint as necessary. Given the estimated scope of work, we would recommend at minimum Option 2 with a possible phased approach to complete the repair to the extent outlined in Option 3. Window Systems As a subset to the wall; recommendations, there are several options to consider in regards to the window systems Option 1: Leave as is; -The areas where reviewed did not indicate a severe problem related to the water management performance of the window systems, however some deterioration was noted. It may be possible to leave the existing windows as they are; however, we feel that this approach brings with it a high risk, particularly if other elements of the exterior wall assemblies are being repaired. This approach should only be considered in conjunction with Wall Option 1 or with areas that are not addressed in Wall Option 2. Option 2: Leave !n place and seal Flanges with membrane flashing -This approach will minimize the risk of water infiltration at the window to wall intertace; however, it does not address the identified concern of water infiltration through the window assemblies themselves. This approach could be implemented with any wall option strategy. 1. On areas where a new building wrap is being installed, the membrane flashing would be integrated with the buildingwrap. 2. On areas where no repair to the wall is being completed, we would recommend cutting an area of the cladding out from around the window equal to the width of new trim. This will allow for the membrane Hashing to seal the window flanges to the gypsum sheathing. New window trim should be installed to cover the joint. Option 3: Remove, insfall a pan Flashing, and reinstall the window- This approach addresses both the potential leakage at the window to wall interface as well as window leakage through the unit itself. The scope is the same as option 2, with the additional steps of removing the window frame, installing a pan flashing in the window rough opening, and re- installing the window frame prior to the application of the membrane flashing seals at the flanges. Optlon 4: Remove and replace the windows -This approach is identical in scope to option 3; however the original windows are discarded and replaced with new windows We do not recommend Option 1. In our opinion the potential of continued water infiltration and future deterioration creates too much of a risk given that other repairs to the water management of the building are being completed. While Option 2 would significantly decrease the risk of potential ongoing water leakage concerns, we feel that the cost difference between Option 2 and Option 3 would be minimal enough to justify Option 3. We do recommend Option3 as a means to reduce the risk of water inf Itration concerns in the building. This option does not improve the thermal performance and it does not address the aesthetic issue of the condensation within the sealed insulating glass units. Option 4 would be recommended as the best approach to address all concerns related to window performance. crawlspace There were only minor concerns identified with the crawlspace. We would recommend that the existing vents be sealed and the space operated as a conditioned crawlspace. In order to mitigate the potential for air infiltration from the crawlspace into the living spaces above, a strategy would be to install a fan to exhaust air from the crawlspace to the exterior. This will depressurize the crawlspace with respect to the living spaces above. The benefit of the net air flow being from the conditioned space into the crawl will be prevention of pollutants from migrating into the living spaces from the crawlspace as well as some heat transfer to the crawlspace to help protect against freezing of the pipes. __-__ _-__ _. __. ___---- .._.._._...________ -.._.____ 18 30 FOreq 56ee1 '. M0021{3 Phone 070.00!.5700 Far 070.000.3103 nrww.0u001potlaecepn t8 MEMORANDUM TO: FROM: THRU: DATE OF MEMO: MEETING DATE: RE: Mayor and City Council, Board of County Commissioners Lee Cassin, Aspen Environmental Health and Public Health Agency Director Scott Miller, City Asset Director July 20, 2010 August 3, 2010 Centennial Mold Investigation REQUEST OF COUNCIL: This is an information item. Attached is a complete report from the indoor air quality consultant hired by the City to assess the potential for health effects related to moisture infiltration in Centennial units. BACKGROUND: The City Environmental Health Department felt it was important to retain the services of nationally recognized indoor air quality specialists to determine what if any health risks may be associated with moisture in Centennial units. This would give an independent assessment for residents. National Jewish Health has provided the city with such expertise in the past. They agreed to inspect the site along with experts from Building Science. DISCUSSION: The Building Sciences report will address the extent of the moisture entering the buildings and what could be done to prevent it and repair damaged azeas. National Jewish Health's role is to assess potential health effects and recommend ways to prevent impacts to residents during and after remediation. Their full report is attached. Key elements aze: • The moisture problems must be solved first. Mold grows only where there is too much moisture. Addressing a mold issue without first solving the moisture problem makes no sense. [Building Science will provide recommendations on solving that issue.] • There aze no health standards for mold. Measuring mold concentrations anywhere does not provide information relative to whether the levels are safe or not. In addition, the recommendations for fixing the moisture problems and dealing with old mold growth do not change depending on mold levels. • During the inspection, there was evidence of some past mold growth in attic and crawl space areas. The areas were not musty and mold did not appear to be growing at this time. • Fortunately, no air ducts or furnaces were found in attics or crawl spaces. Those would have created the potential for moving air from crawl spaces and attics to living azeas. Mold creates health effects only when it is in the living spaces, so lack of such penetrations is a positive aspect of construction of the units. • Mold found in attics and crawl spaces can safely be remediated in several ways, including sealing it in place (since the areas are dry and mold is not now growing). RECOMMENDED ACTION: Dr. Mike Vandyke could be used by the city to discuss health issues with residents or to provide further information to County Commissioners and City Council. Page 1 of l • ~ National Jewish Healthry Science Transforming Life® July 21, zolo Lee Cassin Environmental Health Director City of Aspen 130 S. Galena Street Aspen, CO 81611 Dear Ms. Cassin: 1400 Jackson St. Denver, Colorado 80206 (303) 388-4461 (800) 423-8891 www. nationaljewish.org Attached is the report from my visual inspection at the Free Silver/Teal Court properties on June 30, 2010. While the report provides a detailed description of my findings, the highlights are summarized below: • In order to have a mold exposure issue resulting in an occupant health effect, you must have all three of the following: 1) a source of actively or actively dispersed mold; 2) a pathway for the mold spores or material to reach the resident of the home; and 3) an individual capable of responding to the mold exposure from an allergic or immunological perspective. • There is no clearly defined "safe" exposure level for mold, instead, general recommendations focus on avoiding exposure by eliminating indoor mold growth and repairing sources of excess moisture. • Attics and crawl spaces in the Free Silver/Teal Court properties have the potential for significant ongoing water intrusion issues. There has likely been past mold growth in the crawl spaces and attics of many of the buildings at Free Silver/Teal Court due to water intrusion. • The presence of mold in the attic or crawl space does not automatically lead to the conclusion that there is an occupant exposure concern. To date, there has not been any mold sampling in resident living spaces. • The attics and crawl spaces that I inspected were dry without an appreciable musty odor. I observed black staining visually consistent with previous mold growth. The stained areas were dry and did not appear to be areas of active growth. • The construction of the units using electric appliances and baseboard heat reduces the possibility of significant infiltration of mold spores from attics and crawlspaces. The lack of actively growing mold observed during my inspection further reduces this possibility. #1 respiratory hospital in the U.S., since 1995 US News & World Report Primary remediation efforts should focus on fixing the construction issues that caused the moisture problems. Cleanup of mold without addressing the moisture source will only result in another problem at a later date. During remediation efforts a method that ensures that the living space is isolated from the attic or crawlspace must be used. Residents of all buildings in the Free Silver/Teal court property should be informed of the potential for mold growth in their attics and crawlspaces and provided with educational information about the health effects of mold exposure. Please let me know if you have questions or need additional assistance. Sincerely, ~x:u r Michael V. Van Dyke, Ph.D., CIH, CSP Senior Industrial Hygienist NJH Industrial Hygiene 7/21/2010 Page 2 City of Aspen Mold Exposure Evaluation for Free Silver/Teal Court Properties zolo Submitted to: Lee Cassin Environmental Health Director City of Aspen 130 S. Galena Street Aspen, CO 81611 Lee.Cassin @ci.aspen.co. us Submitted by: t National Jewish Health°' Division of Environmental & Occupational Health Sciences 1400 Jackson St. Denver, Colorado 80206 (303)398-1983 Fax: (303)398-1452 www.njc.ora ~. //~+y- / I / h. Michael Van Dyke, Ph.D., CIH, CSP vandvkemCa njc.org round At your request, I performed a visual inspection at the Free Silver/Teal Court properties on June 30, 2010.. This inspection was in conjunction with afull-scale structural extent of condition survey that was being performed on the same date by Peter Baker of Building Science Corporation. My inspection was focused on the potential for occupant exposure and health effects related to mold and moisture issues. Evaluation Criteria Health effects from exposure to mold depend to a large extent on the allergic status of the individual exposed. A large number of epidemiological studies have demonstrated consistent correlations between damp environments and the occurrence of respiratory symptoms including nasal and throat irritation, cough and wheeze. The causal factor responsible for this correlation has not been determined, but mold or fungi exposure has been implicated as one of several possible causes. There are currently no health standards available for mold exposure because health effects depend, at least in part, on the status of each individual's immune system. Allergic individuals are likely to experience symptoms at much lower exposures than non-allergic individuals. Conversely, non-allergic individuals may not experience symptoms even at high exposures. Due to this large degree of scientific uncertainty regarding the levels of mold exposure that elicit symptoms, a more practical approach to evaluating the potential impact of molds has been established as the standard practice for evaluating indoor environments. This approach involves comparing air concentrations and types of mold spores in indoor air to the air concentrations and types of mold spores in outside air. Since outside air is used to dilute indoor air contaminants, it is not realistic to expect indoor air concentrations to be lower than those outside. Indoor air samples with greater concentrations of mold spores or amplification of all or certain mold species may indicate the presence of indoor mold growth that should be further investigated. There are also many limitations that should be considered when interpreting the results of air samples. Molds and fungi are living organisms growing, blooming, and dispersing spores at undetermined times during a day or week. Air sampling for molds and fungi, at best, presents'us with a picture of the airborne concentrations, either total spore counts or viable spore concentrations, at the point of time when the sample is collected. Due to environmental variability, a given air sampling campaign may miss or under represent the typical spore concentrations at a given site. In addition, samples indicating elevated mold concentrations may not indicate a true health hazard to all or any individuals due to the wide variability of human response, at various concentrations of mold spores. In order to have a mold exposure issue resulting in an occupant health effect, you must have all three of the following: 1) a source of actively growing mold or actively dispersed mold material; 2) a pathway for the mold spores or material to reach the NJH Industrial Hygiene .7/21/2010 Page 1 resident of the home; and 3) an individual capable of responding to the mold exposure from an allergic or immunological perspective. Methods My evaluation of the Free Silver/Teal Court properties was limited to visual inspection and review of a previous air sampling report. Specifically, the evaluation consisted of the following: 1. Observation of a full-scale structural extent of condition survey that was performed on June 30, 2010 by Peter Baker of Building Science Corporation. 2. Review of the report titled "Mold Inspection and Sampling Report" written by Mr. Steve Shurtliff of DS Consulting, Inc. 3. Visual inspection of the crawlspace of 300 Free Silver Court Building and the attic of the 321 Free Silver Court unit as typical examples of what might be expected in the crawlspaces and attics of other units. Observations Based on observing the extent of condition survey, it was clear that there are current building conditions at the Free Silver/Teal Court property that have and will likely continue to result in significant moisture intrusion into the outside walls, crawlspaces, and attics of these properties. While this clearly represents a structural problem that needs to be fixed, in order to have a potential occupant health issue, you must also have a pathway for the mold spores or material to reach the resident of the home. In the areas I observed where there was water intrusion in outside walls, the vapor barrier lining the outside of the inside wall was still intact and there did not appear to be a reasonably expected exposure pathway for mold spores or material to enter the living space. More detailed information is presented below on the potential exposure pathways leading from the crawlspaces and attics to the living space. The report by Mr. Shurtliff outlines on-site inspection and air sampling in crawlspaces under each of the seven Free Silver Court buildings conducted September 8, 2009. Mr. Shurtiliff observed "significant amounts of visible mold growth on wood materials in all seven crawl spaces as well as in [the attic] of unit 321". Further, the report suggests "active" mold grown on the bottom side of subfloors, floor joists, and sill plates of the crawl spaces and "active" growth on the plywood roof and rafters of unit 321. Air sampling results suggest significantly elevated mold levels in crawlspaces as compared to outside samples. Based on my review of the report, the inspection appears to have been thoughtfully conducted and the air sampling appears to have been performed correctly. Based on the sampling report, there appears to be a clear source of active mold growth in the crawl spaces as samples from crawlspaces have clearly elevated spore counts and species variability as compared to outside samples. My visual inspection of the crawl space of the 300 Free Silver Court building confirmed the potential for mold growth both on the bottom side of the plywood subfloor, wood NJH Industrial Hygiene 7/21/2010 Page 2 floor joists, and wood sill plates. I observed black staining on some of these surfaces visually consistent with previous mold growth. However, conditions on the day of my inspection were dry. The crawl space did not smell musty and the humidity was not noticeably higher than outside. The crawl space had a vapor barrier that was in good condition. The observed areas of black staining that appeared to be previous mold growth were dry and flat. I did not observe areas of the subfloor, floor joists, or sill plates that appeared to be wet or actively growing mold. Also of importance, was the lack of air ducts or furnaces located in the crawlspace. The only penetrations into the living spaces were from plumbing or electrical chases. This lack of penetrations or air handling equipment in the crawl space reduces the possibility of large amounts of air flowing from the crawlspace to the living space. There is likely air communication between the crawlspace and the living spaces through cracks and holes. However, since the units have electric baseboard heat and an electric water heater, there is no active negative pressure source in the living space pulling air from the crawl space. My inspection of the attic space in 321 Free Silver Court also confirmed the potential for mold growth both on the underside of the roof and on the roof joists. Similar to the crawl space there was black staining visually consistent with previous mold growth on the underside of the roof and roof joists. Based on the staining pattern, it appeared there were previous or seasonal moisture issues related to both condensation and roof leakage. At the time of my inspection, the attic was dry and hot. There was no obvious musty or moldy smell. As with the crawl space, the observed areas of black staining that appeared to be previous mold growth were dry and flat and did not appear to be areas of active growth. There were no air ducts or furnaces located in the attic. The only penetrations into the living space from the attic were electrical chases and a dryer vent. As with the crawlspace, this lack of air handling equipment or penetrations reduces the possibility of large amounts of air flowing from the attic into the living space. However, unlike the crawlspace, there is a direct opening between the attic and the living space. This direct'opening, if opened by the resident, provides an opportunity for significant airflow between the attic and the living space. Conclusions Based on my inspection and review of previous air sampling, it is clear that attics and crawl spaces in the Free Silver/Teal Court properties have the potential for significant water intrusion issues. There has likely been mold growth in the crawl spaces and attics of many of the buildings at Free Silver/Teal Court due to this water intrusion. However, the significance of this mold growth in terms of occupant exposure is unclear as mold air samples have not been collected within the living spaces of these environments. I would expect the airborne mold spore levels to be significantly lower within the living space as compared to either the crawl space or the attic due to the following: 1. The use of electric baseboard heat, electric water heaters, and electric ranges reduces the possibility of significant negative pressures within the living space NJH Industrial Hygiene 7/21/2010 Page 3 which would tend to pull contaminants through cracks and holes from the crawlspaces and attics. 2. Under normal living conditions, there are few deliberate penetrations such as plumbing and electrical chases from the attics and crawlspaces to the living spaces that would provide an easy pathway for mold spores and material to travel from these spaces into the living spaces. All buildings have a normal "suction" or stack effect that tends to pull cooler air from lower areas of the structure and push warmer air out vents, cracks, and holes in the upper areas of the structure. The air tends to move from cooler areas to warmer areas with a stronger suction or stack effect in the winter due to the larger indoor to outdoor temperature differential. This stack effect would tend to pull air and contaminants from the crawlspaces through holes and cracks into the living spaces with a stronger effect in winter as compared to summer. The stack effect makes occupant exposure to mold from crawl spaces more likely during the winter months and decrease the importance of mold in undisturbed attics. It is unclear whether the stack effect would be strong enough in these buildings to cause a potential mold exposure issue in the living space from a crawlspace with actively growing mold. At the time of my inspection, there did not appear to be active mold growth in the inspected attics or crawlspaces. This lack of active growth is important as active growth would result in the production and dispersion of mold spores and thus provide a source of exposure for residents. It is important to also acknowledge that exposure to residual (not actively growing) mold can have health effects. However, dispersion of this mold is less likely. Recommendations Based on the potential for continuing water intrusion and mold growth in the Free Silver/Teal Court units in combination with the uncertainty regarding occupant exposure to mold from crawl spaces and attics, I recommend the following: Fix the construction issues that result in water intrusion. Any proposed actions that do not address the root cause of the mold issue will not provide a lasting solution. Mold cleanup without moisture control will only result in another mold problem at a later date. When fixing the water intrusion issue, a method that ensures that the living space is isolated from the attic or crawlspace must be used. This likely means pressurizing the living space or depressurizing the attic or crawlspace during construction and remediation activities. Clean up the mold in crawlspaces and attics using recognized methods such as those advocated by the New York City Department of Health's "Guidelines on Assessment and Remediation of Fungi in Indoor Environments". It is important to remember that "dead" mold spores or material can also cause health symptoms in allergic individuals. These cleanup activities should only be performed by NJH Industrial Hygiene 7/21/2010 Page 4 workers with training in mold remediation and the cleanup work must be isolated from living spaces using plastic sheeting and pressurization equipment. One method to clean structurally sound, semi-porous materials such as wood sheeting, joists, and beams is to scrub the material with a detergent solution, allow the material to thoroughly dry, and then vacuum the material using a true high efficiency particulate air (HEPA) vacuum. 4. Inform residents all buildings in the Free Silver/Teal court property of the potential for mold growth in their attics and crawlspaces. The residents should receive educational information about the health effects of mold exposure and information about sensitive populations such as those with asthma or those who may be immunocompromised due to other health conditions. Residents should be advised to keep their attics closed if there is any evidence of past or current mold growth. Effective risk communication would also include sources where residents could get more information or ask questions of qualified individuals. An example of educational material that might be used is included in the appendix to this report. 5. Respond promptly to any resident reports of health or comfort issues potentially related to mold exposure. 6. Additional visual inspections should be conducted to identify other areas in the units with water intrusion and potential mold issues. Units with active mold growth in the living space should be prioritized for remediation. 7. Additional mold sampling could be conducted to prioritize units for remediation or to quantify the relationship between mold growth in attics/crawlspaces and mold spore concentrations in living spaces. However, it is important to realize that due to the imprecision of mold sampling and the lack of clearly established "safe" levels, results of sampling would not likely change the currently recommended actions. If it is determined that additional sampling is necessary, it should be performed in the winter when the stack effect is the greatest. Limitations Recommendations were based on visual observations on a limited number of the buildings in the Free Silver/Teal Court properties and were limited to a single day. The attic and crawlspace selected for inspection were selected based on convenience rather than highest or lowest likelihood for mold contamination. Therefore, it is possible that the conditions observed were not representative of conditions in other units or those that could exist at other times of the year. NJH Industrial Hygiene 7/21/2010 Page 5 Appendix I Sample Mold Educational Material (From "Mold Fact Sheet' produced by New York State Department of Health accessible at http://www.nyhealth.gov/environmental/indoors/air/mold.htm) NJH Industrial Hygiene 7/21/2010 Appendix I What are Molds? Molds are microscopic organisms that live on plant or animal matter. They aid in the break down of dead material and recycle nutrients in the environment. Present virtually everywhere, they can be found growing on organic material such as soil, foods, and plant matter. In order to reproduce, molds produce spores, which spread through air, water, or by insects. These spores act like seeds and can form new mold growth if the conditions are right. Why do molds grow? Mold will grow and multiply under the right conditions, .,needing only sufficient moisture (e.g., in the form of very high humidity, condensation, or water from a leaking pipe, etc.), and organicmateria/(e.g., ceiling tile, drywall, paper, or natural fiber carpet padding). Can mold become a problem in my home? Mold growth may occur in your home if there is sufficient moisture because mold spores are everywhere. Be on the lookout for these common sources of moisture: • Flooding • Roof leaks • Plumbing leaks, drainage problems • Damp basements and crawl spaces • Steam from the bathroom or kitchen • Condensation resulting from poor or improper insulation or ventilation • Humidifiers • Wet clothes drying inside the home or a clothes. dryer venting indoors • Poor or improper ventilation of combustion appliances Indications of a moisture problem may include discoloration of the ceiling or walls, warping of the floor, or condensation on the walls or windows. The key to preventing mo/d growth is to control all moisture problems Should I be concerned about mold in my home? Mold can be a concern in the home and should not be allowed to grow. Extensive mold contamination may cause health problems as well as damage to the home. Can mold make my family sick? Exposure to mold can cause health effects in some people. The most common effects are allergic responses from breathing mold spores. These allergic responses include hay NJH Industrial Hygiene 7/21/2010 Appendix I fever or asthma and irritation of the eyes, nose, throat or lungs. We usually cannot say how much mold is too much as our reactions to allergens can vary greatly depending on individual sensitivity. Allergic responses can come from exposure to dead as well as to living mold spores. Therefore, killing mold with bleach and or other disinfectants may not prevent allergic responses. Less common effects of mold exposure include infections and toxic effects. Serious infections from living molds are relatively rare and occur mainly in people with severely suppressed immune systems. Many types of molds may produce toxins but only under certain growth conditions. Toxic effects have been reported from eating moldy grain, but evidence is weak that breathing mold spores in buildings causes toxic effects. What are common symptoms of mold exposure? Allergy and irritation are the most common symptoms of mold exposure. Although symptoms will vary, the most common symptoms seen in people exposed to mold indoors include: • Nasal and sinus congestion • Eye irritation, such as itchy, red, watery eyes • Respiratory problems, such as wheezing and difficulty breathing • Cough • Throat irritation • Skin irritation, such as a rash • Headache Who is most at risk for health problems from mold exposure? Exposure to high amounts of mold is not healthy for anyone, so obvious mold growth in the home should be cleaned up. However, some individuals may be more susceptible to health problems from mold exposure. These include: • Individuals with current respiratory sensitivities (e.g., allergies, asthma, or emphysema) • Individua-s with a compromised immune system (e.g., HIV/AIDS infection, organ transplant patients, or chemotherapy patients) Are some molds more harmful than others? Any extensive indoor mold growth should be treated as a potential health concern and removed as soon as practical no matter what species of mold is present. Identify and correct the source of moisture so that mold will not grow back. NJH Industrial Hygiene 7/21/ZO10 Appendix I How do I know if I have a mold problem? A mold problem can usually be seen or smelled. Mold growth may often appear as slightly furry, discolored, or slimy patches that increase in size as they grow. Molds alsc produce a musty odor that may be the first indication of a problem. The best way to find mold is to examine areas for visible signs of mold growth, water staining, or follow your nose to the source of the odor. If you can see or smell mold, you can assume you have a mold problem. Other clues include excess moisture and water damage. It may be necessary to look behind and underneath surfaces, such as carpets, wallpaper, cabinets, and walls. There are some areas of the home that are always susceptible to mold growth and should be part of routine cleaning to keep them under control. They are seldom the cause of significant health effects. These are: • The seal on the refrigerator door • Shower curtains • Window moldings • Shower stalls and bathroom tiles • Surfaces on and around air conditioners Should I have my home tested for mold? Sampling can be expensive. The results are also difficult to interpret partially because we have very limited information about what level of mold exposure is associated with health effects. In some cases, knowing the type of mold that is present can be helpful, but for most cases, sampling is unnecessary. Overall, the best practice regardless of the type or amount of mold is to promptly clean up any mold growth in your home and to correct the water problem that caused it. Cleaning Up Mold: How to Get Rid of it 1. The first step to mold cleanup is to control the moisture problem. The source of the water must be identified and corrected. 2. Porous materials with extensive mold growth should be discarded (e.g., drywall, carpeting, paper, and ceiling tiles). 3. All wet materials must be thoroughly dried. If that is not possible, they should be discarded. 4. Mold growing on hard surfaces (e.g. wood and concrete) can be cleaned. Small areas can be scrubbed with a cleaning rag wetted with dilute detergent. Rubber gloves and a dust mask are recommended for jobs other than routine cleaning. For a large mold problem or if you are highly sensitive to mold, an experienced professional should do the work. 5. In areas where it is impractical to eliminate the moisture source, a SO% bleach solution can be used to keep mold growth under control. In areas that can be NJH Industrial Hygiene 7/21/2010 Appendix I kept dry, bleach is not necessary, as mold cannot grow in the absence of moisture. When using bleach, ensure that enough fresh air is available because bleach may cause eye, nose, or throat irritation. 6. Continue to monitor the area for new mold growth and signs of moisture. This may indicate the need for further repairs or material removal. Additional clean up guidance available at: U.S. Environmental Protection Agency Indoor Air -Mold (htto: //www.eoa.gov/iaq/molds/) New York City Department of Health & Mental Hygiene -Bureau of Environmental & Occupational Disease Epidemiology Guidelines on Assessment and Remediation of Fungi in Indoor Environments (htto ~ //www. nvc. aov/htm I/doh/html/eoi/moldroti. shtml) References: • Center for Disease Control -National Center for Environmental Health (htto•//www cdc aov/mold/default htm) • Minnesota Department of Health Environmental Health in Minnesota Mo/din Homes(h,_ptt •//www health state mn us/divs/eh/indoorair/mold/index.html) • California Department of Health Services Indoor Air Quality Info Sheet Mo/d in My Home; What do I do?(http•//www cal-iaa org/moId0107 htm) • New York City Department of Health & Mental Hygiene -Bureau of Environmental & Occupational Disease Epidemiology Facts aboutMo/d (htto•//www nyc aov/html/doh/html/epi/eoimold.shtml) N]H Industrial Hygiene 7/21/2010 Appendix I ~v ~ > c o ~ a~ av ~v .r v ct ~ +~ ~ T ~~ O ~ ~ y ~ > ~ O ~ a o ~- V ~ ~ ~ C ~ fC N Y ~ U ~ ~ c z o +~ o ~ Y O Y ~ ~ ~ O1 ~ L Q ~ W ~ d' 41 OL U ~ 0 a a 00 c c w O Gl v= O c co Y .Q 'u v +~ c fL0 ~. ~ ~....:..... '...:.1.".:_ Community Office for Resource Effl dency 2010 Green Kev Grant Recommendations The Board of the Community Office for Resource Efficiency recommends the following 15 grant proposals. AREdav -recommended REMP awazd: $5,000 AREday's mission is to promote education and awareness for renewable energy and energy efficient technologies. Originally founded as a project of CORE, AREday is now in its seventh year and is featuring its most robust lineup of speakers. This award would support their ongoing work to promote sustainability and educational awareness in the Roaring Fork Valley. They anticipate roughly 2,500 participants this year. • AREday's request addresses the visibility, educational and leverage components of the REMP guidelines. Aspen Center for Environmental Studies -recommended REMP awazd: $15,000 ACES is moving into the second phase of its `net zero' carbon goal at all four of its educational sites. Having completed an energy retrofit of the Hallam Lake Nature Preserve site, they are now focusing on the Catto Center at Toklat. Specifically, ACES is requesting support for the installation of amicro-hydro facility. The facility is projected to provide all of Toklat's electricity needs and feed 2-8kW onto the grid per day. This awazd represents roughly 10% of the project cost. • ACES' request addresses the visibility, education, leverage, and energy efficiency components of the REMP guidelines. Aspen Community School -recommended REMP award: $7,500 The Aspen Community School, a public charter school, is in the middle of a major fundraising effort to retrofit and rebuild its entire Woody Creek campus. Their grant requests support for design assistance and analysis funding. Their goal is to achieve CO-CHPS verification in order to create ademonstration/educational site and also reduce future energy costs. The requested funding will primarily address site design, lighting, and the HVAC systems. REG has been contracted to do the system's engineering for this project. ACS is currently awaiting response on a $6.2 million BEST grant from the State of Colorado. The BEST grant requires that new buildings be either LEED Gold or CO-CHPS certified. CORE's Board recommends providing $7,500 in design support should they meet their fundraising goals. • The ACS grant addresses many REMP requirements including visibility, education, leverage, energy efficiency, and green design. 4. Asnen Deaf Camo -recommended REMP award: $15,000 The Aspen Deaf Camp is retrofitting its 40 yeaz old campus for general upgrades and efficiency improvements. Their project includes increased insulation, lighting retrofits, water fixture replacement, and appliance replacement with Energy Star models. CORE's Board recommends funding their boiler replacement up to $15,000. • The Camp of the Deaf grant addresses the education, energy efficiency, and green design components of the REMP guidelines. 5. Basalt Middle School -recommended REMP award: $10,000 The Town of Basalt's Green Team is applying for supplemental funding to install a PV system on the Basalt Middle School. This project was initiated when Basalt won the CAST Reusable Bag Challenge in 2009 and received $10,000 toward a PV system on an area school. The system will be 7.3kW, which will produce roughly 13,000 kWh per year. This will save about 22,500 lbs of CO2 per year. The rest of their project funding has been secured. • The Basalt request addresses the cost effectiveness, visibility and educational components of the REMP guidelines. 6. Colorado Rockv Mountain School -recommended REMP awazd: $10,000 CRMS is requesting funding to install solar hot water systems on three of its six dormitories. They estimate carbon savings of roughly 41,000 lbs per year. The systems will also reduce their energy costs. • The CRMS request address the visibility, education, and green design components of the REMP guidelines. 7. Flux Farm -recommended REMP awazd: $7,300 Flux Fazm, a project of the Manaus Fund, has secured substantial funding from the Colorado Natural Resources Conservation Service to aid ranchers in assessing and installing rural micro- hydro systems. Flux Farm has requested funds to support its ongoing hydro electric work with rural land owners. Specifically, these funds would support two outreach events and educational materials for fazmers and ranchers. Topics covered would include funding opportunities, the feasibility and installation process, FERC, energy savings and financial payback. • The Flux Farm request addresses the cost effectiveness, education and leverage components of the REMP guidelines. 8. Green Sprouts Foundation -recommended REMP award: $5,000 The Green Sprouts Foundation's goal is to help Valley schools go `green'. The recommended funding would support a portion of a new PV installation at the Marble Charter School. Roughly 60% of the Charter School's students live in Pitkin County. • This Green Sprouts request addresses the education and visibility components of the REMP guidelines. 9. Habitat for Humanity -recommended REMP award: $5,400 Habitat for Humanity-Roaring Fork is pursuing efficiency upgrades on many of its new building projects. These funds would support small solar installations on three new residential construction projects. They have partnered with Sunsense Solar, a local solar installer, to provide low cost materials and labor. The Habitat request addresses the affordable housing, cost effectiveness, visibility and energy efficiency components ofthe REMP guidelines. 10. Roarine Fork Hieh School Garden Project -recommended REMP award: $13,000 The Roaring Fork High School Garden Project represents a partnership between the RE-1 School District and a collection of local agricultural organizations, particulazly Fat City Farms and the Colorado Rocky Mountain Permaculture Institute. The onsite greenhouse and garden will serve as a biology classroom during the school year and a farm school during the summer months. The food grown will be used in the school cafeteria and/or sold through the school's CSA. The model presented at the RFHS is an innovative approach to education and healthier living that is gaining rapid attention across the state. Their funding request would support the final installation and material purchase costs for the facility. • The RFHS grant request addresses the cost effectiveness, visibility, education, environmental benefits, energy efficiency and unique opportunity components of the REMP guidelines. 11. Solar Energy International -recommended REMP award: $5,000 SEI is an internationally respected solar and green building education provider. They have also been running a successful Solar in the Schools program throughout the Roaring Fork Valley. This grant would support the Solar in the Schools program, including the purchase of new education materials. • The SEI request addresses the visibility and education components of the REMP guidelines. 12. Third Street Non-Profit Center -recommended REMP award: $22,010 The Third St Center is a model for green building and includes such features as PV, solar hot water, extensive day lighting, a white roof, efficient lighting and much more. The Third St Center is now in its final phase of construction. This funding would support the purchase and installation of a transpired solar collector, which would reduce heating and cooling costs. The Third St request addresses the visibility, education and green design elements of the REMP guidelines. 13. Town of Snowmass Villaee -recommended REMP award: $7,500 The Town is replacing their boiler and clothes washers at the Mountain View affordable housing complex with more efficient models. As part of the project, they will also be installing a small solar hot water system to preheat the boiler. REMP's contribution represents about 40% of the project cost. These upgrades will save substantial amounts of water, energy and carbon, particularly due to their high volume of use. The Town's request addresses the affordable housing, visibility, and energy efficiency components of the 12EMP guidelines. 14. Citv of Aspen -recommended REMP award: $156,858 The City of Aspen is requesting funds to support: o The Canary Initiative and the ZGreen Program ($112,200) o The Canary Initiative provides a number of services to the community, including providing energy and emissions inventories and helping to manage the many Zgreen programs. This funding would supplement staffing costs and the Zgreen program, specifically business outreach. o The Car to Go program ($16,658) o The $16,658 represents the cost difference between a standard light utility truck and a comparable hybrid vehicle. This purchase would complete their goal of becoming a 100% hybrid fleet. o Retro-commissioning at Burlingame Phase I ($13,000) o The City is requesting funds to assess and update its systems controls to allow for optimal performance and energy savings. o Burlingame Phase II design analysis ($15,000) o The design phase is the most cost effective time to implement energy saving and efficiency measures. The City would like to contract with the Building Science Corporation, a nationally recognized firm, to provide oversight during the design phase. 15. Pitkin County -recommended REMP award: $130,282 Pitkin County is requesting funds to support: o The Energy Smart Program through a revolving loan program ($100,000) o This funding would provide integral short term loans to area contractors that are working with Energy Smart participants. As a loan program, this fund would be constantly replenished by repayment to serve future Energy Smart customers. o Audit incentives for Energy Smart participants ($8,500) o This funding would provide financial audit incentives to Energy Smart participants, who will be required to complete and energy audit before being able to take advantage of Energy Smart funding. o Pitkin County's performance contracting program ($17,282) o Pitkin County is prepared to move forward on a facility wide performance contracting program, which is estimated to save 15-30% of their current energy consumption. This funding would cover the upfront technical audit costs. o Efficiency upgrades to its new Data Center ($4,500) o Pitkin County is building a new Data Center, which will replace the current departmental data facilities. By nature, data facilities use quite a bit of energy and produce substantial amounts of heat. Using one site, instead of many, will significantly contribute to energy savings. This funding would allow for additional facility upgrades to optimize efficiency and heat recovery. 4 c 0 Q li v C N d d 1' a W OC 0 V d O V a v 6 u N u v 'o a` c O ~Y O J c W C a a° 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O $ O O O O O N O 0 0 .n o o m o v o 0 0 .n ui ut I~ N O O n vt vt M vi N I~ V! 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C G N i = > N 10 N _ N w E ° ~ E ~ e c ° ° ~ a ° o u c U u E G O ~ C p~ ~ G 'V R Z' ~ ' w ~ ¢ v v z - a ~ W ' u o - h o v ~ o 0 o c ~ ° ° o a , E ~ ~ " E ° o n o ~ $ o ° v° v m m z w a o v V vl Q e-I ri Community Office for Resource Efflcle n<y Green Kev Grant EnerQV and Carbon Savines Resort Executive Summary Initiated by the Aspen City Council and Pitkin County Board of Commissioners in 2000, the Renewable Energy Mitigation Program (REMP) places a cap on the energy consumption of new homes and commercial buildings. REMP, which was pioneered by a team of Community Office for Resource Efficiency (CORE) staff and City and County building officials, has raised more than $9 million dollars in offset fees since 2000. These fees aze used to fund several grant and rebate programs in the Roaring Fork Valley, of which the largest and most prestigious is the Green Key Grant program. CORE recently completed a report, which provides an overview of the Green Key Grant program from 2000- 2009. Since its inception, the Grant program has funded 77 projects in the Roaring Fork Valley, totaling over $5 million. A wide range of projects have received funding, including large-scale renewable energy installations, green design projects, a caz share program and tiaining workshops for building professionals. Grant awards are based on the merits of the project in vazious categories including: environmental benefit, community need, cost effectiveness, public visibility, market influence, innovation and new technologies. All grant recipients are community-driven organizations, such as local governments, area non-profits or schools. Green Key Grants are competitive and awarded once yeazly. CORE runs the application process, including advertising the grant deadline, accepting and reviewing applications and submitting recommendations to CORE's Boazd, Aspen City Council and the Pitkin Board of County Commissioners: In addition, CORE staff serves as a consultant to potential applicants, answering technical questions and connecting applicants with a network of other industry professionals. The size of the grant program varies greatly year to year according to the number of building permits granted and the number of properties subject to REMP requirements. The smallest grant disbursements were in 2000 and 2002 at $135,000 and $260,000 respectively, while the largest was in 2006 at $1.33 million. No grants were awarded in 2004. Notable results of the Green Key Grants program are energy and carbon savings attributed to projects funded. During the lifetime of these projects, an estimated 215 million-kilowatt hours (kWh) and 731 million pounds of COZwill be saved. Aside from direct energy and carbon savings, the program has also proven to be an irreplaceable stimulus for local green industries and sustainability efforts. The Roaring Fork Valley's primary electric utility, Holy Cross Energy, is the number one rural electric cooperative in the country for renewable energy generation, thanks in large part to the Green Key Grants program and REMP. The City of Aspen and Pitkin County also standout as sustainability pioneers -Aspen Electric is over 75% renewable, REMP was the first "carbon tax" in the country, and Pitkin County was one of the first rural jurisdictions to develop aproperty-assessed clean energy loan program. The Green Key Grant program has helped enabled the Roaring Fork Valley to nurture economically and environmentally sustainable communities. TO READ THE REPORT PLEASE VISIT: http://www.aspencore.org/file/REMP_files/GKG%20report.pdf Aspen (970) 544-9808 Carbondale (970) 963-1090 SPECIAL MEETING CALLED FOR EXECUTIVE SESSION Date August 3, 2010 <. Call to order at: ~. dOQm. ncilmembers present: Mick heland Steve Skadron Dwayne Romero Tone Derek Johnson Councilmembers not present: ^ Mick Ireland ^ Steve Skadron ^ Wayne Romero [Torre ^ Derek Johnson II. Motion to go into executive session by r,~t~ ;seconded by __~~~' Other persons present: / AGAINST: FO ick Ireland ^ Mick Ireland Steve Skadron ^ Steve Skadron [v]~Dwayne Romero ^ Dwayne Romero ^ one ^ Torre ~~ ~~~ [~ Derek Johnson ^ Derek Johnson III. MOTION TO CONVENE EXECUTIVE SESSION FOR THE PURPOSE OF DISCIISSION OF: C.RS. 24-6-402(4) ~^ ® ~ ~~ l© (a) The purchase, acquisition, lease, transfer, or sale of any real, personal, or other property interest (b) Conferences with an attorney for the local public body for the purposes of receiving legal advice on specific legal questions. (c) Matters required to be kept confidential by federal or state law or rules and regulations. (d) Specialized details of security arrangements or investigations, including defenses against terrorism, both domestic and foreign, and including where disclosure of the matters discussed might reveal information that could be used for the purpose of committing, or avoiding prosecution for, a violation of the law; (e) Determining positions relative to matters that may be subject to negotiations; developing strategy for negotiations; and instructing negotiators; (f) (I) Personnel matters except if the employee who is the subject of the session has requested an open meeting, or if the personnel matter involves more than one employee, all of the employees have requested an open meeting. N. ATTESTATION: The undersigned attorney, representing the Council and being present at the executive session, attests that the subject of the unrecorded portions of the session constituted confidential attorney-client ~n1nication: ~' "~~l°~ The undersigned chair of the executive session attests that the discussions in this to the topic(s) described in Section III, above. Adjourned at: ~'~ QU