THE COLLEGE OF WILLIAM AND MARY ECO-VILLAGE FEASIBILITY ... Village Part... · THE COLLEGE OF WILLIAM AND MARY ... the Eco-Village will house 49 students and will ... The existing

THE COLLEGE OF WILLIAM AND MARY

ECO-VILLAGE FEASIBILITY STUDY & SITE PLAN

WILLIAMSBURG, VIRGINIA

STATE PROJECT CODE #AP-0045-001-11

Moseley Architects

MA#503000

November 11, 2011

The College of William & Mary

Eco-Village Feasibility Study and Site Plan

Project Code: AP-0045-001-11

November 11, 2011

Moseley Architects Page 2

I. ACKNOWLEDGEMENTS

Participants

The College of William and Mary Project Team

Anna Martin

Wayne Boy

Joe Martinez

Mark Ballman

Dennis Taylor

Lynda Butler

Sarah Hanke

Deb Boykin

Dave Shepard

Dan Patterson

Chris Durden

Jim Perry

Dylan Reilly

Mary-Carson Saunders

Design Team

George Nasis

Bryna Dunn

Ed Pawlowski

Bill Zawistowski

Daniel Whitmire

Mike Hurd

Tyler Whately

Steve Romeo

Betsy Boykin

Architect:

Moseley Architects

780 Lynnhaven Parkway, Suite 200

Virginia Beach, Virginia 23452

MEP Engineers:

Moseley Architects

3200 Norfolk Street

Richmond, Virginia 23230

Civil Engineer:

Vanasse Hangen Brustlin, Inc.

351 McLaws Circle, Suite 3

Williamsburg, Virginia 23185

Landscape:

Core Studio Design

1817 Bolton Street

Baltimore, Maryland 21217




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II. TABLE OF CONTENTS

ECO-VILLAGE FEASIBILITY STUDY AND SITE PLAN

I. Acknowledgements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 2

II. Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 3

III. Executive Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 5

• General Overview

IV. Existing Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 9

• General Overview

• Summary Analysis, Access For The Disabled

V. Conceptual Site Plan and Civil Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 16

VI. Conceptual Landscape Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 20

VII. Sustainability Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 25

• Solar Plaza

• Design Matrix

• Student Faculty Research and Collaboration Opportunities

• LEED for Homes

• Earth Craft Certification

• Net Zero Energy Building Certification

• LEED for New Construction




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VIII. Conceptual Architectural/Construction Systems Narrative. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 31

• Solar Plaza

• Architectural

• Access for the Disabled

• Construction Sequencing

IX. Conceptual Structural Systems Narrative . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 41

X. Conceptual MEP Engineering Systems Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 44

XI. Conceptual Energy Model Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 51

XII. Life Cycle Analysis Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Page 60

XIII. Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 63

XIV. Conceptual Site and Floor Plan Diagrams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Page 67

APPENDICES

A. Design Matrix

B. LEED Scorecards

• LEED for Homes

• LEED for New Construction

C. Energy Model Analysis

D. Life Cycle Analysis

E. Cost Estimate




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SECTION III:

EXECUTIVE SUMMARY




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III. EXECUTIVE SUMMARY

GENERAL OVERVIEW

In April 2010, the College of William & Mary launched the concept of building an Eco-Village, in an effort to create a

sustainable learning-living community at the center of campus. When finished, the Eco-Village will house 49 students and will

serve as a platform for teaching and research involving the entire campus community. Seven 1940’s era residential lodges, along

with a similar lodge used as commercial space (The Daily Grind), will be replaced with new buildings (Eco-Lodges) that

combine current energy-efficiency techniques with the latest in green building and renewable energy technologies.

The design of the Eco-Lodges will incorporate a variety of themes in sustainable living – including affordability, alternative

energy, bio-philia, water efficiency, biodiversity, sustainable agriculture, alternative transportation, and living sustainably in

small spaces. One Eco-Lodge will serve as a baseline for research, and will use only the most affordable eco-friendly insulation,

windows, appliances, and technologies. The remaining lodges will incorporate these same features but will also include some

different technologies (for example, three of the Eco-Lodges will include solar hot water panels to produce domestic hot water,

while three others will be served by hot water produced via geothermal heat pump with hot water generator technology), so that

comparative analyses of the effectiveness of these technologies may be undertaken. All of the buildings will be fully integrated

into the natural environment of the woodland site, to be restored with native vegetation and used as an arboretum for teaching

and research.




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The Eco-Lodges have been designed to be ultra low energy buildings, with conceptual energy models guiding architectural

decisions related to envelope design. In fact, the integration of energy modeling and architectural design has resulted in a

predicted Site Energy Usage Intensity (Site EUI) of 14.2 kBTU/square foot/year for the residential Eco-Lodges (compare this to

the existing Lodge Site EUI of 120 kBTU/sf/year). As an aside, because the envelope and mechanical systems will be so

efficient, the effects of occupant behavior as it relates to energy consumption will have a much larger effect on each Eco-

Lodge’s energy profile.

The Solar Plaza component of the Eco-Village is located along a major pedestrian thoroughfare within the campus in order

to expose the maximum number of people to renewable energy technology. The design of the Solar Plaza occurred concurrent

with the design of the Eco-Lodges, in an effort to balance out the production of energy with the anticipated consumption by the

buildings in the Eco-Village. The Solar Plaza will contain 183 solar panels and will produce approximately 61,000 kWh of on-

site renewable electricity during the average year. The seven residential Eco-Lodges are anticipated to consume approximately

48,000 kWh (combined) during the average year, meaning that on-site renewable energy generation should exceed the use of

that electricity by the residences. The Daily Grind, a commercial undertaking with an entirely different energy profile than the

Eco-Lodges, is anticipated to consume an additional 33,000 kWh annually, some of which will be offset by the remaining

capacity of the Solar Plaza.




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By sub-metering and sharing both production and consumption data from the Eco-Village, the College of William and Mary

both offers a tangible glimpse into a new energy future for the campus, the state, and the country while also opening up an

untold number of new research opportunities for the entire campus community.

The mere presence of the Eco-Village will make a visible statement to visitors, perspective students, faculty, staff, and the

current college community that the college is not content to rest on its heritage but is focused with a laser like intensity on the

future.




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SECTION IV:

EXISTING ENVIRONMENT




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IV. EXISITNG ENVIRONMENT

GENERAL OVERVIEW

At its current state, residents of the seven lodges enjoy a prime, central campus location and have easy access to the

Sadler Center, Zable Stadium, Lodge 1, and academic buildings on both the “Old” and “New” Campus. With the site being

centrally located, it has proven to be one of the most popular housing options on campus and is usually the first to be selected

during the annual Room Selection Process. These cottage-style residences house seven people in two doubles and one triple and

are single sex by Lodge. Lodge 4 and 14 are currently male, Lodge 6, 10 and 12 are female, Lodge 8 is reserved for the resident

advisor (whose gender varies by year) and Lodge 16 is occupied by the Alpha Epsilon Pi fraternity. Residents of the Lodges

enjoy a living/dining room, a kitchen, two bathrooms-(one private), and a front porch and back patio, which are great for

relaxing and socializing with friends.

In addition to the seven residential lodges, Lodge #2, The Daily Grind, is a quaint little place, but boasts big personality.

It is almost always bustling with W&M students who are meeting up with friends, studying, or just enjoying their drink of

choice. Baked goods are also served throughout the day (organic ingredients used when available). It is also a venue for small

events, such as poetry readings and the like.




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Gooch Drive Sadler

Center

Student

Health

Center

N




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Daily Grind

Typical Lodge

View in between lodges

View from Gooch Drive




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Existing Lodge Floor Plans

Lodge 6, 8, 10 and 12

Daily Grind (similar w/ Living Room and Room 3 combined)

Lodge 4, 14 and 16




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SUMMARY ANALYSIS, ACCESS FOR THE DISABLED

The existing lodges are not currently accessible under the Americans with Disabilities Act. Equivalent housing choices

must already be available under the terms of the Act to avoid discrimination. (Confirming the existence of such equivalent

housing was not part of this survey.) Any alterations or changes made to these buildings would require spending up to 20% of

the cost of the alteration on upgrades for accessibility to the altered building(s).

Note that any work done on the lodges will be as “transient lodging” under the ADA, per the new 2010 Standards for

Accessible Design. Among other things, this means that an accessible path to all of the lodges is desired, not just to selected

“accessible” lodges.

The site is hilly with pavement slopes as much as 8:20 (allowed is 1:20), and cross-slopes and crowns well over the

maximum 1:48. The nearest accessible parking is not marked for van-access, and is remote at well over the desired 250 feet

maximum from the buildings. The current foot path has its width reduced by tree trunks or is interrupted by stairs.

Among the major barriers at the lodges themselves are the absence of ramps, non-compliant entry stairs, high sills,

narrow doors, narrow hallways, thumb-operated hardware, non-accessible toilets and showers, and non-accessible closets.




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The existing “Daily Grind” coffee shop building is not fully accessible, having many primary barriers in addition to the

accessible route issues shared with the other lodges. The path to the main entry is obstructed by changes in surface due to

settlement. The main door is less than 80 inches high, while the door to the terrace is blocked on the interior side approach by

the bar and foot rest. Toilets are somewhat compliant using UFAS rules, but obstructed with a wire rack and a locker. The

toilets also have accessories higher than the allowed reach range. The women’s water closet has the flush lever on the wrong

side. There is no accessible path to the men’s toilet, nor a path to the workspace, kitchen, and back room due to the bar and the

fireplace hearth. Computer countertops are not accessible. The bar is over 45 inches high and cannot be used for transactions

with the disabled.

The coffee shop barriers need to be addressed by the College, whether or not any other work is done in the area. Full

UFAS accessibility should be restored and maintained at the public toilets.




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SECTION V:

CONCEPTUAL SITE PLAN AND CIVIL NARRATIVE




November 11, 2011


V. CONCEPTUAL SITE PLAN AND CIVIL NARRATIVE

SITE NARRATIVE

The site design for the College of William & Mary Eco-Village is an important element of the project, and reflects

sustainable planning opportunities that site layout, landscape design, building configuration and orientation can exploit. For

example, the proposed lodges have been oriented on an East-West axis in order to maximize the day lighting opportunities and

minimize solar heat gain. In addition to the orientation, the lodges have been situated so that they minimize site disturbance. The

use of landscaping helps create two distinct spaces through the grouping of the buildings: the Solar Plaza and the West Village.

Each area offers a different level of privacy as you circulate through the site.

CIVIL NARRATIVE

GENERAL OVERVIEW

The site currently accommodates eight (8) existing lodge buildings, approximately 1,400 square feet in area apiece, and

minimal adjacent hardscaping. The site will be re-developed in an ecologically friendly manner and generally within the

footprint of the existing lodges as practicable. One of the existing buildings, Lodge 12, encroaches into the 100’ Resource

Protection Area buffer component as defined by the Chesapeake Bay Protection Act and the proposed redevelopment will

remedy that by relocating Lodge 12.




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UTILITIES

The existing buildings are currently served by the Campus’ water system for domestic and fire needs. It is assumed that

the mainline may not be of adequate capacity and/or in satisfactory condition to serve the redevelopment of this site, therefore

replacement or upgrade may be necessary. The existing buildings are currently served by the Campus’ sewer system for

wastewater needs. It is assumed that the mainline may not be of adequate capacity and/or in satisfactory condition to serve the

redevelopment of this site, therefore replacement or upgrade may be necessary. It is further assumed that new service lines will

be constructed for each new building.

GRADING

The existing site does not appear to be compliant with regard to relevant aspects of current ADA accessibility

requirements; however, appropriate improvements will be included with the redevelopment in order to remedy this.

PARKING

The existing site does not appear to be compliant with regard to relevant aspects of current ADA accessibility

requirements; however, appropriate improvements such as two handicapped van Accessible spaces will be included with the

redevelopment in order to remedy this.




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STORM WATER MANAGEMENT

The site lies within the 500’ Resource Management Area buffer component as defined by the Chesapeake Bay Protection

Act, and is therefore subject to the Commonwealth of Virginia’s Department of Conservation and Recreation regulations

pertaining to the discharge of storm water runoff associated with development on prior developed lands (redevelopment). These

regulations, which pertain to water quality and water quantity associated with land development, are currently in the process of

amendment. If passed, the water quality part will require no net increase in impervious cover and a 10% reduction to the total

phosphorous load if the disturbed area is less than one (1) acre. If the disturbed area is one (1) acre or more, no net increase in

impervious cover and a 20% reduction to the total phosphorous load will be required. If passed, the water quantity part will

include requirements for management of post-development peak discharge rate and quantity. During the Feasibility Study,

several strategies for achieving compliance were discussed, such as rainwater harvesting for irrigation re-use and/or for toilet

flushing, rain gardens, bio-retention, infiltration, green roofs, and permeable pavement. Many of these options are soil sensitive

(suitable for only certain soil types) and therefore additional investigation would be needed for validation.




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SECTION VI:

CONCEPTUAL LANDSCAPE NARRATIVE




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VI. CONCEPTUAL LANDSCAPE NARRATIVE

GENERAL OVERVIEW

Keeping in context that is William and Mary, the design team attempted to create a balanced solution to the pre-existing

site. The intent is to create the Solar Plaza as a more public site element, allowing the students to move freely but feel connected

to the surrounding environment. The landscape design provides a ground plane and 3 dimensional site elements that move from

the interior of the building into the landscape. The West Village site is intended to be a more private area. Students will feel a

sense of privacy when returning to their lodges. Lastly, the Streetscape connects the two. The desired landscape goals reflect the

Campus Design Standards, the Design Matrix, LEED criteria for native plants and the aspiration for a low maintenance

landscape.

VEGETATION

Vegetation was selected to provide habitat, add solar protection and help with water retention. All plant species are

native. Habitat strategies include using fruiting shrubs, a pollinator garden, bird and bat attracting features and an herb garden.

Trees are 3 1/2-inch caliper; understory trees are 10-foot height. The tree types are as follows:

a. Canopy Trees:

1) Quercus phellos / Willow Oak

2) Quercus coccinea / Scarlet Oak

3) Fagus grandifolia / American Beech

4) Liriodendron tulipifera / Tulip Poplar

5) Pinus taeda / Loblolly Pine




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b. Understory Trees:

1) Cercis Canadensis / Redbud

2) Sassafras albidum / Sassafras

Shrubs, perennials and bulbs are as follows:

a. Shrubs:

1) Lindera benzoin / Spice Bush

2) Ilex verticillata / Winterberry

3) Hamamelis virginiana / Witch Hazel

4) Viburnum dentatum / Arrowwood Viburnum

5) Amelanchier stolonifera / Running Serviceberry

b. Groundcover:

1) Comtonia peregrina / Sweetfern

Gaultheria procumbens / Eastern Teaberry

Vaccinium angustifolium / Lowbush Blueberry

Xanthorhiza simplicissima / Yellowroot

c. Bulbs:

1) Claytonia virginica / Spring Beauty

2) Erythronium americanum / Dog’s Tooth Violet

Rain gardens help with water retention and are a part of the overall stormwater strategy. Rain gardens are part of the overall

stormwater goals to provide onsite water collection and rain gardens with compatible plant material. Plants include:

a. Equisetum hyemale / Horsetail

b. Panicum virgatum / Switch Grass

c. Spartina patens / Salt Meadow Hay

The Daily Grind building has an extensive Green Roof. The green roof area is approximately 1,500 SF. The roof will not be

irrigated and plant material will therefore be selected for drought tolerance. The green roofs will be planted with offsite sedum

type mats. Plant material selection is based on availability of sun throughout the day. Plant varieties include:

1) Bouteloua curtipendula / Sideoats Grama 2) Phedimus takesimensis ‘Golden Carpet’




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3) Delosperma nubigenum ‘Basutoland’ / Yellow Ice Plant 4) Sedum acre L. 5) Sedum glaucophyllum Clausen 6) Sedum sarmentosum Bunge 7) Sedum ternatum Michx.

HARDSCAPE

The site hardscape and furnishings are consistent for the three landscape zones. They vary based on the nature of the

space and surrounding context, as described above.

ORIENTATION

Buildings have been oriented to minimize the impact on site by partially using existing building footprints and staying

outside the 100’ Resource Protection Area (RPA) setback.

WALKWAYS

• Walkways and Plaza: Permeable pavers are used to increase permeability onsite.

• Boardwalk and decking: Locally sourced wood creates boardwalks and decking to provide access to buildings

and site without impacting existing grades and vegetation.

• Stepping Stones: Local stone pavers are used to access rain gardens.

SITE FURNISHINGS

Benches, trash receptacles, bike racks with locks, and site lighting are used as per Campus Design Standards.




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PROPOSED LANDSCAPE PLAN




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SECTION VII:

SUSTAINABILITY STRATEGY




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VII. SUSTAINABILITY STRATEGY

Sustainability was a driving consideration in the Eco-Village Feasibility Study. The Study’s goal is to develop a plan

which integrates sustainable strategies into each of the lodges in order to achieve a living laboratory for students and faculty to

experience and learn about “green living” right on campus. The Eco-Village will serve as a platform to evaluate design

approaches and specific technologies that would inform future strategies for campus development in general. Furthermore, the

Eco-Village will employ public/private collaboration in the associated research efforts. LEED Platinum certification and Net-

Zero Energy Use for the residential village are corollary goals that were set early in the conceptual study phase. Attaining LEED

Platinum certification and Net-Zero Energy Use would place The College of William and Mary in an elite group of institutions

harboring sustainable high performance building design.

SOLAR PLAZA

A Solar Plaza has been designed to display the college’s support of sustainability and environmental stewardship. The

plaza will be strategically located in a major pedestrian thoroughfare to allow maximum visibility for the campus community,

and the solar array/solar trellises have been designed to harvest enough solar energy to offset 100% of the residential energy

needs of the Eco-Village.




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DESIGN MATRIX

In order to develop sustainable design features, The Committee on Sustainability, composed of students and faculty

members, with guidance from Moseley Architects, developed a design matrix (“the matrix”) to identify the sustainable features

that would be included in each lodge. As the matrix evolved and strategies were adjusted, the opportunity to use the lodges as a

mechanism for scholastic research arose. The matrix was adjusted over the course of several meetings to include: a base, or

control lodge, which would have a basic set of sustainable design features; and two additional groups of lodges acting as the

variables with differing sets of features.

To foster the potential of research and comparison studies between the houses, some major design features will be

unique to each group of lodges. While the control lodge will include features such as low flow water fixtures, lodge option one

will also include dual flush toilets (1.1/1.6 gpf), and lodge option two will feature low-flush toilets (1.28 gpf). The super

insulated envelope for every lodge will interact differently with various mechanical systems including solar hot water systems

for lodge option one, and water to water ground-source heat pumps for lodge option two. Indoor air quality is a major concern,

and all lodges will benefit from zero VOC paint, the elimination of carpeted surfaces, and walk off mats at all entryways.

Refer to Appendix ‘A’ for a copy of the final Design Matrix.




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STUDENT AND FACULTY RESEARCH AND COLLABORATION OPPORTUNITIES

The Eco-Village and associated Solar Plaza offer a unique setting to cultivate student and faculty research. Some of the

many academic research possibilities include:

• Testing varying levels of occupant orientation to study how more or less knowledge of the lodge’s systems and

features affect student behavior,

• Ensuring both genders have access to solar hot water to quantify its usefulness in each setting,

• Varying the amount of energy- and water-data feedback between the lodges to assess whether the feedback

creates differences in occupants’ energy- and water-saving behavior,

• Conducting student surveys on knowledge of green features to determine how the project may affect student

attitudes (this includes general public outreach and service learning as well as various opportunities for Science,

Technology, Engineering, & Mathematics (STEM) collaboration),

• Studying the reliability and efficiency of “green” features to assist in the design of future projects,

• Student led research to document and achieve LEED for Neighborhood Development Certification,

• Performing various studies and tests researching the connection between the Solar Plaza, its design, use as an

energy offset, and hurdles associated with net-metering policies in Virginia.




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LEED FOR HOMES

The design team has determined that the Lodges should apply for LEED certification through LEED for Homes, a

certification process from the USGBC that is tailored specifically to low-rise residential construction. Unlike LEED for New

Construction, LEED for Homes requires field testing, which is completed by a third party. Certification under LEED for Homes

will put The College of William and Mary among very few other institutions that have LEED for Homes certified projects.

Refer to Appendix ‘B’ for a copy of the preliminary LEED scorecard.

EARTHCRAFT CERTIFICATION

As a supplement to LEED for Homes, Earthcraft Certification may also be considered. Earthcraft is similar to LEED

certification, but it is specifically designed for the Southeastern United States. Often, this certification requires many of the same

design features and third party field testing, and can be rolled into the LEED for Homes certification.




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NET ZERO ENERGY BUILDING CERTIFICATION

The International Living Future Institute unveiled a “Net Zero Energy Building Certification” program in October 2011.

This program requires compliance with four of the requirements of the Living Building Challenge, including the submission of

twelve full months of actual energy consumption and onsite renewable energy generation records. The Eco-Village residences

are being designed to comply with this certification, as well.

LEED FOR NEW CONSTRUCTION

The Daily Grind Coffee Shop, also a part of the Eco-Village design must be registered as LEED for New

Construction project, as it does not include permanent sleeping accommodations. It will include many of the same design

features as the lodges and is outlined in the matrix. The process loads associated with this commercial venture are quite

different than the loads anticipated in a residential setting, so a separate energy model has been prepared for the Daily Grind.

Refer to Appendix ‘B’ for a copy of the preliminary LEED scorecard.




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SECTION VIII:

CONCEPTUAL ARCHITECTURAL/CONSTRUCTION

SYSTEMS NARRATIVE




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VIII. CONCEPTUAL ARCHITECTURAL/CONSTRUCTION SYSTEMS NARRATIVE

SOLAR PLAZA

From a constructability and budget standpoint, we have viewed the solar plaza as a standalone part of the overall Eco-

Village Project. The solar array/solar trellis and accompanying panels are the center piece of the solar plaza. The site drainage

will be coordinated and connected to the existing site drainage in the area to create positive drainage in the new paved area and

solar plaza.

The recommended construction sequence would generally be:

• Site rough grading

• Underground utilities including but not limited to storm, electrical, fiber/ data, site lighting, emergency blue

phones and new lighting foundations

• Foundations for solar arrays

• Erection of solar array main steel support frames

• Installation of solar panel sub framing and solar panels

• Installation of associated benches and visual reporting stations

• Sub-base for paving

• Curb, gutter and unit pavers

• Site signage and site lighting




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It would be advantageous to be able to select the solar panel manufacturer prior to final design of the stand mounts and

the overall electrical systems so that the work can be coordinated with these parts of the plan and work. This acquisition

would also include all of the monitoring and display units that are being built into the support systems for student and user

interface and a source of information.

The steel trellises that support the solar panels would be constructed by a local miscellaneous metals shop and

manufactured to the standards as described in the construction documents. The intent is to have all of this decorative metal

powder coated to ensure a quality lasting finish. These would need to be galvanized before applying the final powder coating

finish.

The discussion to date with the building committee has been to put the generated electricity back into the grid at William

and Mary. In order to harness and collect this electricity, underground conduits for this purpose have been identified in order to

run back into the Sadler Center’s main electrical room where by placing the energy back on the main campus loop. The

difference between onsite electricity generation and the electrical consumption of the seven residential lodges and the Daily

Grind will be net-metered. The data will be made available for educational purposes at the data kiosks and via the internet.




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ARCHITECTURAL

RESIDENTIAL LODGES

Exterior wall construction would be a load bearing prefabricated wall

system, most likely a concrete and insulated panel system with the addition of

field added spray foam insulation to achieve the overall perimeter outside wall R-

45 value. Key interior walls to be load bearing, light-gage metal framing to the

maximum extent feasible. Exterior walls will be clad in mostly brick and in some

areas will be clad with a composite siding. All exterior windows will be

thermally broken, painted aluminum with high performance low-e triple glazing.

A spray applied air vapor barrier with cavity insulation will be provided. The

basic wall construction sub framing could be as shown to the right.

Interior walls will receive abuse-resistant gypsum board. Ceilings will be

abuse-resistant gypsum board with acoustical tile ceilings used only in areas

requiring frequent access. Acoustical sound attenuation will occur at all bath and

bedroom areas.




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Ceramic tile will occur at all bathroom and kitchen floors. Brick, tile or similar high grade flooring will be used at the

living room. Linoleum tile will be used in all bedroom areas. The mechanical and service rooms will have a concrete floor

finished with a sealer. All walls to be painted out per the college’s direction. Interior doors will be veneered wood located in

painted hollow metal frames. Hardware will include keyed lock sets on the interior and card key access on the exterior.

Careful consideration will be required for the attic spaces and roof construction, which will be covered with architectural

composite asphalt shingles. An R value of 60 is planned for the roof area. As much unitized and prefabricated wall, window

and frame construction will be done off site to minimize waste, to take advantage of the construction type and also because there

is limited work area in the field.

The Daily Grind will be constructed similar to that of the Eco-Lodges. The interior however will be treated as a shell

space for the purpose of this report. Further development of the interior plan would be provided by the food service retailer that

will ultimately reside in this space. In addition to baseline lodge features, a green roof is planned for the lower roof of this

facility. It is assumed that offsite sedum type mats will be used for the green roof construction.

ACCESS FOR THE DISABLED




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For accessibility, new work will be done under the 2010 Standards for Accessible Design. Housing at a place of

education is considered “transient housing” for purposes of these standards. Van-accessible parking will be provided within

250 feet of the buildings, in numbers to suit parking requirements. General parking will be handled as part of the College’s

campus master parking plan.

A graded accessible pedestrian path will be provided to each building from accessible parking and from public

transportation, as well as between the buildings. Each building will be accessible to the disabled, including terraces. All

buildings require a barrier-free route into and out of all primary rooms (enter, turn around, and leave).

For housing, all the units in this development can be combined when considering requirements, so for 21 or 24 units, a

single “guest room” with mobility features is required. An accessible shower (or bath tub) will be required for each lodge. Two

dispersed rooms must have communication features, one of these being the room with mobility features. For units having

bedrooms with mobility features, all living, dining, and exterior spaces (patios/terraces) must be accessible. Mobility bedrooms

need clear space on both sides of or between beds. Mobility kitchens need to be fully accessible, including pass through or turn

around width, knee approach countertop, no less than 50% of shelf space in reach range, and accessible appliances. Units with

communication features require visual alarms, if alarm systems are provided, and visual notification devices for door bells.




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CONSTRUCTION SEQUENCING

Due to limited student housing and the need to keep all housing offerings available throughout the school year we have

developed a strategy for replacing lodges that employs building the first new lodge as a “swing lodge”. Once this lodge comes

online, a subsequent lodge can be demolished and a new one built in its place. This process would continue until all seven

lodges are occupied. Thus, allowing the college to always maintain 49 beds for occupancy.

The diagram below denotes the location of the proposed swing lodge:




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With respect to the overall sequence of replacements it would be best to consider working from the south west of the site

and moving towards Gooch Drive. Recognizing that all of this cannot be accomplished at one time, for a number of reasons, it

would be advantageous to develop and implement a “main new loop” strategy for primary utility services early on that could be

used as the backbone of the new village. Completing these major trunk lines in advance of individual lodge construction will be

integral to the overall success of the project. In essence, when a new lodge is scheduled to be constructed, the facility can be tied

into the respective trunk line for new service. These trunk lines would need to be designed in such a way so that they can be

installed around the existing lodges and in a manner that picks up points, manholes, etc., and be utilized to facilitate the new

lodge tie-ins in the future.

The overall construction schedule for a lodge is assumed, for planning purposes, to be 6 - 7 months of field construction

time. This includes time for material fabrication and installations, but does not include either the outside utility feeds or the site

civil work outside the lodge building footprint.




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The diagram below indicates the general sequence for new lodge replacements: Demolish existing lodge 14 - build new

lodge 14, demo lodge 12 – build new lodge 12, etc….




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The overall large scale sequencing recommended would be:

• Major Utility Trunk Lines

• Tree thinning or landscape reshaping for the entire footprint of Eco-Village

• Swing House construction

• Lodge replacement moving in this order: #14, #12, #10,#8, #6,#4 and #2 (Daily Grind)

• Geothermal wells (2 per lodge are planned) following the basic lodge construction.

• Roof top hot water solar panels for those lodges that are selected for this application

• ADA new walk replacements, would be done in segments to support new lodge construction

• Site amenities and landscaping




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SECTION IX:

CONCEPTUAL STRUCTURAL SYSTEMS NARRATIVE




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IX. CONCEPTUAL STRUCTURAL SYSTEMS NARRATIVE

Lodges

The lodge structures are to be single story bearing wall construction. Roof framing will be cold-formed steel trusses and

rafters with plywood roof sheathing, and will be designed to clear span the open interior spaces. Steel beam construction will be

required for roof framing support where bearing walls are not available at interior open areas below the clerestory walls.

Exterior bearing walls have been designed around Superior Walls, manufactured by Superior Walls of America, LTD. This

concrete and insulated panel wall system will provide the exterior enclosure and will be designed to provide the load carrying

capacity to support roof gravity loads. Interior cold-formed steel stud bearing walls will also provide support for roof gravity

loads. The exterior concrete walls and interior steel stud bearing walls will provide shear wall resistance to lateral loads.

Foundations for exterior bearing walls are anticipated to be concrete strip footings with the bottom of footing placed at or below

minimum frost depth on competent original soil or compacted fill. Allowable bearing capacities used for foundation design will

be based on final geotechnical engineering recommendations. In order to meet our energy requirements, the floor construction

will be concrete slab-on-grade over a minimum of 2.5” insulation, vapor retarder and porous fill layer. Thickened slab footings

will be provided at interior steel stud bearing walls and shear walls.




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Solar Panel Support Structures (Solar Trellises)

The support structures for the solar panel arrays will be structural steel cantilever columns supporting a horizontal

structural steel frame. The horizontal frame will be designed to accommodate attachment of the solar panel racking system.

The steel columns will be supported on concrete spread footings placed at or below minimum frost depth on competent original

soil or compacted fill. Allowable bearing capacities used for foundation design will be based on final geotechnical engineering

recommendations. The steel structure and the foundations will be designed to carry the large overturning loads produced by

wind and snow design loads on the cantilevered construction, as well as the gravity loads. The exposed steel construction will

be protected from the environment with galvanizing or a high performance coating system. The aluminum frames of the solar

panels will be attached to the steel support construction with isolation to prevent interaction between the dissimilar materials.




November 11, 2011


SECTION X:

CONCEPTUAL MEP ENGINEERING SYSTEMS NARRATIVE




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X. CONCEPTUAL MEP ENGINEERING SYSTEMS NARRATIVE

MECHANICAL

The heating, ventilating and air conditioning systems will be designed based on the criteria set forth in the 2009 Virginia

Uniform Statewide Building Code and the 2009 International Mechanical Code. The design will incorporate LEED credits

where applicable, and where technically and economically viable. The lodges will be designed to outperform the energy

requirements of the American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE) 90.1-2007

guidelines.

The heating and cooling source for the typical lodge will be a high efficiency, 2-stage geothermal heat pump. The heat

pump will be coupled with two or three vertical wells located adjacent to the lodge which will provide the heat source/heat sink

for the system. The heat pump will include a hot water generator which will be used for heating domestic water. Conditioned

air will be ducted to each space through sheet metal ductwork and supplied through residential style registers. The system will

be controlled by a programmable thermostat.

Ventilation air will be provided by an energy recovery ventilator (ERV) which will introduce outdoor air into the lodge

and preheat or pre-cool this air using the lodge exhaust air as the energy source. Exhaust air will be ducted to the ERV and pre-

conditioned ventilation air will be ducted back to the living spaces. Outdoor sensors will be provided to monitor outside




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temperature and humidity conditions. These sensors will detect when certain ideal outside conditions are present and

communicate to occupants via light indicators for them to disable the HVAC system and manually open windows to allow the

thermal chimney to maintain comfortable indoor conditions through natural convection.

PLUMBING

Plumbing Systems including sanitary sewer and domestic water systems will be installed based on the requirements set

forth in the Virginia Uniform Statewide Building Code 2009, International Plumbing Code 2009 and ICC/ANSI A117.1-2003,

“Accessible and Usable Buildings and Facilities”.

Gravity sanitary waste and vent system will serve all plumbing fixtures, drains and equipment as required. Underground

and aboveground sanitary waste piping will be schedule 40 DWV PVC in accordance with ASTM D2665.

Domestic cold and hot water is distributed through the lodge using type “L” copper piping in accordance with ASTM

B88 and will be insulated with 1” fiberglass insulation. Domestic hot water for three of the lodges will be provided by solar

domestic water heating systems consisting of roof mounted solar collectors connected to a double-walled heat exchanger, which

is inserted in an insulated storage tank. A small inline pump will circulate glycol between the solar panels and a heat exchanger

thus transferring energy to the domestic water. Domestic hot water for the other three lodges will be provided by a small water-




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to-water heat pump tied into the geothermal well loop. Auxiliary water heating will be provided in all lodges by the hot water

generator included with the HVAC system heat pump. The back-up heating source will be an electric heating element in the

storage tank.

Plumbing fixtures will typically be vitreous china and will be designed for low-flow, water saving applications. Water

closets in three of the lodges will be dual-flush type using 1.6 gallons per flush (gpf) for solids and 1.1 gpf for liquids. The

other three lodges will use 1.28 gpf water closets. Showers will be rated at 1.5 gallons per minute (gpm) and sink faucets will

be rated at 0.5 gpm. Kitchen sinks will be stainless steel residential style with the faucet rated at 2.0 gpm.

ELECTRICAL

Electrical systems including building power, lighting, and fire alarm systems will be installed based on the requirements

set forth in the Virginia Uniform Statewide Building Code 2009 and the 2008 edition of NFPA 70: National Electrical Code.

Electrical power will be distributed from an existing 208Y/120-volt distribution system on the site. A 200A Main

Distribution Panelboard(MDP) will provide power to each lodge. The MDP will have sub-meters provided in accordance with

LEED-NC 2009 credit EA5, Measurement and Verification.




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A solar plaza will be provided with a photovoltaic array and will be interconnected to the electrical distribution system

by way of an inverter to offset the energy required by the residential lodges.

A grounding system will be provided to bond the building electrical system, steel structure, and water main. This system

will also be connected to a grounding buss bar for the communications equipment and conduits to be on a common ground

plane.

Along with ample access to natural daylight, energy efficient artificial lighting will be provided for all spaces within

each lodge. Lighting will be designed in accordance with the recommended practices of the Illumination Engineering Society

(IES). In general, all interior lighting will be fluorescent with the possible exception of certain areas where LED lighting may

be used. Fluorescent energy saving lamps and electronic ballasts will be used in all fixtures.

All spaces will be provided with manual and automatic lighting controls in accordance with the International Energy

conservation Code (IECC). Automatic controls will be local dual-technology occupancy sensors. Controls will be configured

to comply with LEED-NC 2009 - lighting credit IEQ6.1, Controllability of Systems.

Emergency egress lighting will be designed to provide 1.0 foot-candle (fc) average, 0.1 fc minimum lighting with a

maximum/minimum uniformity ratio no more than 40:1 for all paths of egress within and to ten feet outside the building.




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Egress lighting fixtures will be provided with two fluorescent lamps so that failure of one lamp will not leave a space in the

dark. Exit lights and emergency egress lighting fixtures will be backup powered by emergency battery packs.

All devices such as light switches and receptacles will have a minimum rating of 20 amps, 120-volt. Device covers will

be constructed of stainless steel.

Conduit will be provided for all systems 25-volts and higher. Minimum trade size conduit allowed will be 3/4". All

conduits will be concealed. The classification of conduit usage will be as follows:

• Underground/under-floor slab – PVC Schedule 40.

• Parking/Roadway, Heavy Traffic – PVC Schedule 80.

• Inside Concealed – Electrical Metallic Tubing with steel fittings.

• Inside Exposed to Damage – Rigid Steel.

Conduit will be run exposed in mechanical equipment and utility spaces. Elsewhere, it will be concealed above ceilings,

in shafts, and furred spaces. Concealed flexible connections to light fixtures and equipment will utilize flexible conduit

maximum six feet in length.

Branch circuit wiring for power and light will be type THHN/THWN. All conductors No. 10 AWG and smaller will be

solid copper. All conductors No. 8 AWG and larger will be stranded copper. All power conductors will be insulated for 600

volts.




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FIRE ALARM SYSTEM

A fire alarm system will be provided in accordance with NFPA 72. The fire alarm system will be of the intelligent,

electrically operated, supervised, and closed circuit type. The fire alarm system will allow for individually annunciated devices.

All cabling for the fire alarm will be in conduit.

Manual pull stations, smoke detectors, thermal detectors, and alarm notification horns and strobes will be located at all

required locations in accordance with the VUSBC. All system installation and wiring will be as recommended by the system

manufacturer. LCD text remote annunciator will indicate the exact location description of an alarm and allow full system

control.

LIGHTNING PROTECTION SYSTEM

There is no Code requirement for a lightning protection system for these facilities. If desired by the Owner to provide

added protection beyond the Code minimum requirements, the facilities will be provided with a Lightning Protection System

designed and installed in accordance with NFPA 780, to receive a UL Certificate of Inspection for Lightning Protection

Systems.




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SECTION XI:

CONCEPTUAL ENERGY MODEL NARRATIVE




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XI. CONCEPTUAL ENERGY MODEL NARRATIVE

OVERVIEW

An energy model for William and Mary’s Eco-Village project has been created using Trane Trace Version 6.2.6.5. This

software is a tool for estimating HVAC loads as well as simulating a building’s energy use and costs through hourly simulation.

Trace uses the ASHRAE-endorsed transfer function method for energy and load calculations and detailed 8,760 hour-by-hour

energy simulations techniques for the energy analysis. The energy simulation software uses a Williamsburg, VA typical

meteorological year weather file (TMY3) created by the U.S National Renewable Energy Laboratory (NREL). This weather

file is average or typical weather over several years for the location and will provide good long term approximate results for the

building simulation. This weather file is not of any one year in particular and will not capture results from extreme and unusual

weather.

The purpose for constructing this energy model is to create a software simulated building that will react similar to which

the building itself will react after certain energy conservation measures (ECM) are applied to help determine which ECM should

be implemented and optimize the buildings performance. Due to the infinite amount of variables and complexity of the

buildings energy use, this energy model is only an approximate simulation of the actual buildings energy use and cost.

Operating conditions were estimated and could significantly affect results if large variations occur in actual operation of the




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facility. Actual equipment performance and efficiency can vary compared to the energy model inputs. Major equipment

performance and efficiencies are based on manufacturer’s listed data, which may be different than actual installed and aged

equipment.

All room inputs have been created space-by-space and take into account envelope performance, wall, roof, window &

door areas, building orientation, internal heat gains (computers, cooking/kitchen equipment, receptacle equipment, lights, TV’s,

etc…), infiltration and other loads that affect energy consumption. Schedules were created based on estimated use of the

facilities. All equipment efficiencies and configurations have been modeled to determine associated energy use. All energy use

for the new Eco-Village has been accounted for and the results of the energy model are provided in attached calculation

summary reports.

Utility rates are based on EIA 2010 residential annual averages for Virginia (Electricity - $0.1013/kWh) which is used to

determine utility costs in the calculations provided. The breakdown of where energy savings occur is summarized and can be

compared on the Energy Cost Budget/PRM Summary report in the attached calculations (Refer to appendix ‘C’). Note that the

domestic water energy associated for each lodge is units utilizing a water-to-water heat pump, where lodges utilizing solar hot

water would result in less domestic water heating energy. Attached calculations include energy consumption and energy cost

for each lodge (Alterative 2) and for the Daily Grind coffee shop (Alterative 3). Monthly Energy Consumption and Energy




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Consumption Summary reports have been provided to see how energy consumption varies month by month due to weather and

occupancy use variation throughout the year and to show the breakdown of energy from each category.

The energy model does not account for the hot water generated by the solar hot water panel system or the photovoltaic

(PV) array electricity production where savings must be subtracted out from electricity usage separately. Solar hot water

calculations for each lodge (where included), indicate a savings of 11,000 kBtu per a year utilizing three collectors for each

lodge and the Daily Grind utilizing solar hot water would consume 2,300 kBtu/year in domestic water heating. Solar hot water

panels are used on four of the lodges and the Daily Grind, for a total energy savings of 55,000kBtu per a year. Preliminary PV

calculations indicate a total energy production of 61,061 kWh per year utilizing 183 panels. The seven lodges would consume

approximately 48,026 kWh per year including the savings from the solar hot water, resulting in a net-positive energy production

of 6,974 kWh (14.5%) per year from the PV array. Including the energy usage of the Daily Grind, 33,357 kWh, the PV array

would support 75% of the total energy required, yielding site energy use intensity (EUI) for the entire project at approximately

4.98 kBtu/sf/year.

Refer to Appendix ‘C’ for a copy of the Energy Model Analysis.




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ENERGY PRINCIPLES OF THE TYPICAL ECO-LODGE




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SECTION XII:

LIFE CYCLE ANALYSIS NARRATIVE




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XII. LIFE CYCLE ANALYSIS NARRATIVE

The features in the Eco-Village are necessarily at the cutting edge of technology, and with that status will come added

construction cost. In an effort to identify the premium for the energy efficiency infrastructure included in the project, a “back of

the envelope” cost analysis was performed. (Refer to Appendix ‘D’ for a copy of the Life Cycle Analysis)

This analysis is structured to clearly identify the construction cost premium to build a net positive energy project, and

shows what the savings would be to drop back to a LEED Silver baseline, or to drop back even further to minimal code

compliance. It includes only those features that contribute to the energy performance of the project, and calls out each of those

features on a line-item basis. Because the design is still in a conceptual phase, the costs reflected in the forthcoming matrix are

a rough-order-of-magnitude dollar amount, and will be refined as the design moves forward.

Over time, the costs for these energy efficiency upgrades will be paid back through savings associated with both reduced

energy consumption by the seven Eco-Lodges and the Daily Grind, and with the net-metered “sale” of the Solar Plaza’s

electricity generation back to Dominion Virginia Power. Because the Solar Plaza is adequately sized to produce more

electricity than the residences should consume, the seven Eco-Lodges will effectively have no energy bill for the duration of




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their existence. The Daily Grind, with its commercial-enterprise energy profile, will have an energy bill but it will be

significantly reduced.

As the life cycle analysis is completed, the payback period will be calculated with the following formula:

[Cost delta between selected baseline and Net Positive Proposed design]

[(annual savings ($/yr) from increased energy efficiency) + (revenue ($/yr) from “sale” of Solar Plaza’s electricity output)]




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SECTION XIII:

CONCLUSION




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XIII. CONCLUSION

The College of William and Mary has made a strong commitment to environmental sustainability in their built

environment, and this Eco-Village project will raise that commitment to the next level. By placing a Solar Plaza along a heavily

traveled pedestrian thoroughfare through campus, every student, faculty/ staff member, and visitor will have the opportunity to

observe on-site renewable energy generation in action. The solar plaza will feed non-polluting renewable energy back into the

grid, and the amount of generation will be metered and displayed by informational kiosks in real time. The prominent

placement of informational kiosks along this pedestrian thoroughfare will enhance general awareness about the importance of

energy issues for current and future generations, and will offer an opportunity for passers-by to better understand the

significance of the College’s investment in this Eco-Village.

The replacement of the Daily Grind coffee shop with a new building full of readily visible sustainability features, such as

its vegetated roof and solar hot water panels, will similarly raise awareness and stimulate dialog about green building techniques

amongst the campus community. The Daily Grind will have a different energy profile than the seven residential lodges, and the

real-time metered energy data from this commercial undertaking will be displayed (alongside the residential energy

consumption data) by the informational kiosks to stimulate thought and conversation about energy consumption patterns of

various building uses.




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The replacement of the seven residential lodges with new, “net positive energy” Eco-Lodges is perhaps the most

important part of the Eco-Village project because these Eco-Lodges will immerse students in a sustainable living environment

year after year. The Eco-Lodges will provide a multitude of opportunities for the campus community, and both scholars and

practitioners around the world, to observe and study how humans interact with their built environment and how the availability

of continuous real-time feedback about energy consumption affects human behavior. Students, faculty, and staff have been

engaged in the decisions regarding which “green” features are included in each residence and are already working on a first

round of research studies focusing on these topics. The residences have been designed as ultra-low energy consumers (meaning

that occupant behavior will be the major driver in each Eco-Lodge’s overall energy consumption profile), and they will be net-

metered against the electricity production of the Solar Plaza. When constructed, these residences should qualify for LEED for

Homes Platinum certification, Earth Craft Homes Platinum certification, and Net Zero Energy Consumption Building

certification.

All of this work requires a financial investment on the part of the College of William and Mary, and both first costs and

life-cycle savings will be studied closely in order to ensure that the goal of environmental sustainability is balanced with the

goal of financial sustainability. Life cycle analyses will be conducted in each phase of this project’s development, both to

ensure that sound decisions are being made with this project and also to better understand which “sustainability strategies” make

the most sense to employ in future campus development projects.




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As planned today, the Eco-Village will offer an unprecedented opportunity at the College of the William and Mary for

students to “walk the talk” of sustainable living, and for researchers (including the residents, themselves!) to study and learn

from this unique residential setting. This project embodies great potential for campus awareness, public outreach, public/private

research studies, and STEM collaboration. At the College of William and Mary, all students are encouraged to engage in

original, hands-on research with peers and faculty mentors on topics that inspire them. The new Eco-Village at William and

Mary, including the Solar Plaza, the Daily Grind, and seven Eco-Lodges will open up a plethora of new inspiring research

opportunities for the campus community’s bright, dedicated group of scholars.

Documents

THE COLLEGE OF WILLIAM AND MARY ECO-VILLAGE FEASIBILITY ... Village Part... · THE COLLEGE OF WILLIAM AND MARY ... the Eco-Village will house 49 students and will ... The existing