Eliseo: Senior Living in Tacoma (Walsh Construction)

Vital Stats	Section	Points
Location: Tacoma Star Level: 4-Star Checklist: 2017 New Construction Multifamily Verifier: Bee Consulting, LLC	Site and Water	93
	Energy Efficiency	98
	Health and Indoor Air Quality	118
	Material Efficiency	69
	Total Score	408

As the population continues to age rapidly the need for healthy, energy efficient senior living continues to grow. Eliseo, which provides independent or assisted living for seniors, made the decision to construct two new buildings with a total of 91 units in their existing complex located in Tacoma. These two new buildings both obtained a Built Green 4-Star certification on the 2017 new construction multifamily checklist using a variety of different green building strategies.

Walsh Construction's Eliseo apartments, exterior

During the design and permitting phases of the project, the project team engaged with the verification team to ensure the project’s success by planning and brainstorming the credits they wanted to obtain throughout the checklist and changing specs as needed to align with their goals and vision. One example was finding the right drought-tolerant grass that would blend with the pre-existing landscaping and not create a stark visual contrast. Together the whole team was able to find the right mixture!

Other credits that were claimed to obtain certification was the use of low flow plumbing fixtures to minimize water used within the building; ductless mini-splits and Energy Star appliances to keep energy costs down; and low VOC products with indoor air-quality certifications to keep tenants safe and healthy.

In addition to the above-mentioned green building features, the project also utilized a lot of water management strategies. With the help of a building envelope consultant, they applied drainage mats around the foundation, fluid-applied doors and window flashing along with back dams, taped seams on their WRB, and installed a rainscreen under their siding. All these features were able to help them to obtain low air-barrier test scores (0.154 & 0.151CFM/SF @ 75Pa) that will not only result in lower energy bills but will ensure the building stays dry throughout the years to come.

While this Built Green certification is one of the first for the City of Tacoma, there is an expectation and hope that many more will follow as buyers and residents begin to recognize the value in sustainable building – not only economically through energy reduction, but also for their health and the wellbeing of the planet.

Walsh Construction's Eliseo apartments, Bathroom

Walsh Construction's Eliseo apartments, Living Room

Walsh Construction's Eliseo apartments, Kitchen

Built Green highlights:

Site and Water

Low-toxic outdoor material used for landscaping
Environmentally friendly landscaping O&M produced
Drought-tolerant grass blend
Low flow plumbing fixtures
Large community spaces incorporated
Subsidized bus passes for senior living employees
EV chargers installed

Energy Efficiency

0.154CFM/SF @ 75Pa air-barrier testing
Ductless mini splits throughout the units
ERV system in the building
High efficiency centralized gas water heater with recirculation system
Energy Star appliances

Health and Indoor Air Quality

Anti-idling and healthy jobsite practices implemented
Low VOC products used throughout the buildings
LVT with no orthophthalate plasticizers used
Window and doors well sealed with proper flashing and back dam systems and window testing
Easy access to building systems with proper water management
Moisture management methods beyond cod implemented (damp proofing paint, dimple drainage mat, etc.)

Materials Efficiency

During construction waste reduction plan created and implemented
Source separated recycling of drywall and batteries
Abundance of locally manufactured materials used
PEFC certified engineered lumber used for floor system
Recycled content carpet and natural linoleum used in the building
87% recycled content acoustical tiles used in all hallways
47% recycled content insulation used throughout the building
95% recycled content plastic lumber decking used

Walsh Construction's Eliseo apartments, exterior

Photo Credit: Bee Consulting

Like many condo remodels, the builder of this Built Green 4-Star project faced many hurdles set by the building’s condo/homeowner association (HOA). Building envelope upgrades, like adding insulation or installing new windows and a ductless mini-split heat pump, were off the table. Placing cistern on the deck to collect water for watering indoor plants wasn’t allowed, either.

Vital Stats	Section	Points
Location: Tacoma Star Level: 4-Star Checklist: Remodel Checklist	Site and Water	30
	Energy Efficiency	111
	Health and Indoor Air Quality	88
	Material Efficiency	90
	Total Score	319

The builder set out to overcome these obstacles by planning ahead, communicating his plans to the HOA board as far in advance as possible. He also sent notice of his plans, indicating that if he did not hear back from the board by a certain date, he would take it as approval to move forward. This allowed him to keep a timely schedule.

Despite not being able to puncture the exterior walls to make energy-saving improvements, the builder was still able to reduce the unit’s overall energy consumption by over 30% compared to its reference home. A combination of indoor storm windows, a heat recovery ventilator (HRV), a heat pump water heater add-on, heat pump dryer, 100% Energy Star appliances, and 100% LED lighting allow for significant savings! WaterSense certified fixtures, a low-water-use dishwasher and clothes washer, and removing the existing garbage disposal also reduce water consumption, which ultimately save energy on water heating!

In addition to saving energy, the HRV significantly improves the indoor air quality. An HRV supplies outdoor fresh air while tempering cold air as it comes in. With a HEPA filter, this reduces pollutants carried in from outside—so valuable as wildfire events become more frequent in the Seattle area. The builder also selected interior finish products that are no- and low-VOC, Green Guard certified, and FloorScore certified, meeting stricter standards for indoor air quality.

Removing the carpet initially wasn’t allowed, due to sound requirements, so the builder took the time to educate the HOA board where he could. Armed with information, he demonstrated the sound qualities of carpet vs. cork flooring with cork underlayment and was able to convince the board to approve replacing the existing carpet with hard-surface cork flooring.

McGraw Built Green 4-Star Seattle condo remodel living and dining room

McGraw Built Green 4-Star Seattle condo remodel floor plan

McGraw Built Green 4-Star Seattle condo remodel entryway

Shared walls and a pandemic meant the builder had to be extra cognizant of neighbors’ work from home needs. He built a good relationship with the neighbors, letting them know a remodel was happening, exchanging contact info, and offering to pause work when neighbors needed quiet to hold video meetings.

The tight urban setting brought daily logistical challenges, from difficulty removing construction waste and debris to limited parking for construction vehicles. The secure building entry caused additional problems around new material deliveries. To reduce waste coming out of the unit and deliveries going in, the builder creatively repurposed existing materials, cabinetry, shelving, and lighting fixtures wherever possible. Items not remaining where carefully deconstructed and brought to Second Use Salvage and Building Materials, appliance recyclers, Habitat for Humanity, and friends. Drywall, Styrofoam, and other recyclable materials were brought to DTC Recycle in Seattle.

Another valuable decision the builder made? Working with an NAR Green certified real estate agent. Certification gave the agent the ability to confidently describe the value of individual green building upgrades to potential buyers.

McGraw Built Green 4-Star Seattle condo remodel kitchen

McGraw Built Green 4-Star Seattle condo remodel bathroom