Eco Brooklyn, Inc., a green contractor, renovating a new yoga studio in Brooklyn Heights, NY.

You could almost [...]]]>

We are renovating a Yoga studio in Brooklyn Heights, one of New York’s many historic and wonderfully preserved landmark neighborhoods. This beauty is preserved thanks to the diligent work of the Landmark Preservation Commission (LPC).

Eco Brooklyn, Inc., a green contractor, renovating a new yoga studio in Brooklyn Heights, NY.

You could almost say the LPC is a green building organization since it encourages us to reuse the housing stock we have and doesn’t easily let us replace it. As a green building contractor we appreciate this.

Anyone who has tried to do construction in a land marked area knows that the LPC is a mixed blessing.  It is great that we have such an organization looking out for us, but boy can they be a pain in the butt.

Any work affecting land marked property requires approval from the (LPC) and woe to the person who ignores this. The general rule of thumb is, if the work affects the exterior of the building and you can see it from the street then Landmarks needs to be involved.

Work in the back of the building is generally, but not always, less of a Landmarks issue.

The trick to reducing the pain of dealing with Landmarks is to be diligent and play their game even when at times it can be time consuming and tedious. If you do this then you won’t have major problems.

Guidelines and Materials Checklists for Performing Work on Landmarked Buildings provides a comprehensive list of modifications that will obligate you to obtain authorization from LPC.  Our experience is the application and hearing process takes 20-30 days, although it can take months if Landmarks has objections or if the application was prepared with anything less than anal fervor. There is a program designed to expedite the process for certain projects within ten days.  So, if your renovation is plumbing, electrical work, construction on non-load bearing partitions or even HVAC work, you should start the application process here.

Montague Street, Brooklyn Heights, NY

For the Brooklyn Heights yoga studio job we needed to put up store signage, and being a good green contractor we called Landmarks to apply for approval.  Here’s what we need to support our application:

1. Color photo(s) of the entire building with proposed location of signage indicated.
2. Close-up photo of proposed location of signage.
3. Photomontage showing proposed sign location in relation to building and neighboring buildings and other storefronts in the building if the building has multiple storefronts.
4. Detail drawings showing dimensions of the sign and how it will be attached to the building.
5. Drawing of the sign with dimensions and sign lettering indicated.
6. Material and color sample(s).

As you see the list underscores the importance of being detailed. Play nice, follow their rules and you will be fine. We expect to have approval in a week or two.

Eco Brooklyn builds green homes–literally.  In addition to energy-efficient, eco-friendly building, Eco Brooklyn installs green roofs and sustainable landscaping.  We adapt greenery to the urban landscape by incorporating native plants, vertical gardens, [...]]]>

Here’s a cool event that we recently got wind of: A one-night sustainable landscaping forum, organized by the NY Urban Green Council.

Eco Brooklyn builds green homes–literally.  In addition to energy-efficient, eco-friendly building, Eco Brooklyn installs green roofs and sustainable landscaping.  We adapt greenery to the urban landscape by incorporating native plants, vertical gardens, green walls, living steps, water gardens, and ecological swimming pools.

There’s not much room for landscaping in Brooklyn and New York, but we put the greenery where we can fit it, like this water garden in the front courtyard of our show house in Carroll Gardens.

One of our goals for the future is to install a living wall, or living steps, in which we take a structure that’s otherwise integral to the building’s function and add our own green twist with living plants.  We like to keep landscaping projects local, sustainable, and green.

So that’s why we’re excited about the next installment in the Urban Green Council’s Emerging Professionals Educational Forum series:

The Urban Green Council’s Educational Forum for February will focus on sustainable landscaping trends, featuring Patricia Olmstead, founder of Urban Explorations Inc.

Event details:

February 7, 2012 (Tuesday)

6:30-8pm

Hosted at Skanska HQ, 32nd floor of the Empire State Building

Mandatory afterparty networking party at the Heartland Brewery afterward!

The event will be free to Urban Green Council members, with a $5 registration fee for non-members. This is a great chance to network with local like-minded professionals, and learn more about green building!

You must, however, register for this event.  Empire State Building security will not permit walk-ins.  Visit the event page for details on how to register.  Hope to see you there!

Click to go to the event page.

Yesterday, right after finishing my last post about waterproofing membranes for green roofs, I got an interesting e-mail from a friend that I went to graduate school with.  She is professionally involved in the green building industry and I contacted her for information on waterproofing membranes for green roofs when I first [...]]]>

Yesterday, right after finishing my last post about waterproofing membranes for green roofs, I got an interesting e-mail from a friend that I went to graduate school with.  She is professionally involved in the green building industry and I contacted her for information on waterproofing membranes for green roofs when I first began investigating options for the show house a couple of weeks ago.  In her latest e-mail, she pointed me towards the GreenPoint guidelines for multifamily residential homes, which include a section on vegetated roofs (see .pdf pp. 122-125).  In their analysis of green roofing options, GreenPoint notes that “Roots can penetrate asphaltic, bitumen or EPDM rubber roofing, so projects using these membrane types must also use a root barrier. In contrast, most single-ply membranes are root resistant.”  The authors continue: “Avoid using EPDM for green roofs because the adhesives used for sealing seams tend to degrade from the constant presence of moisture, shortening the membrane’s lifespan.”

This analysis directly contradicts other evidence I’ve seen.  For example, these sites:

http://www.sustainindy.org/assets/uploads/4_01_GreenRoof.pdf – “PVC, EPDM, and thermal polyolefin (TPO) are inherently root resistant.”

http://translate.google.com/translate?hl=en&sl=no&u=http://www.toppbygg.no/miljovennlige.htm&ei=yAQwSsvdIZCmM9_xjIYK&sa=X&oi=translate&resnum=6&ct=result&prev=/search%3Fq%3DFirestone%2BRubberGard%2BEPDM%2BFLL%26hl%3Den%26client%3Dfirefox-a%26rls%3Dorg.mozilla:en-US:official – A Norwegian site that states that Firestone RubberGard EPDM roofing has been FLL-certified as root-resistant and “an ideal system for Sedum roof.”

http://www.usgbccc.org/documents/StormWaterManagement.pdf – “Other suitable materials for waterproofing and root protection include rubber membrane (EPDM) or hypolan (CSPR). The disadvantage with EPDM is that seams need to be bonded with adhesives or tape (glued together), which might present a higher potential risk for leaks.”

Firestone Building Products apparently believes that RubberGard is fit to withstand green roofing applications, given that they both use it in their own green roof system and extend their warranty to customers who install a green roof on top of the EPDM.  After seeing this, I called Roofing Specialties, the closest authorized Firestone Building Products sales rep. to New York City, and asked whether Firestone RubberGard 60 mil EPDM membranes are FLL-certified for root resistance.  The woman that I spoke with was initially confused by my question but called back promptly and reassured me that the product is, in fact, FLL-certified.

The sense that I get is that EPDM is a very good, proven roofing material.  It is durable and weathers well.  It holds water well and can even be used as a pond liner.  It is recyclable.  It doesn’t leach toxins like PVC.  It is made from inorganic material, which means that it cannot be broken down by bacteria.  The downside to EPDM is that it comes in sheets that must be bonded together by the individuals installing the roof.  These seams, if not sealed well, can be penetrated by roots (and rhizomes), which could result in problems with leaks.  One of the keys to avoiding this type of situation is to test the membrane by flooding it after installation.  Periodic inspection is also crucial, to ensure that water is draining properly and not ponding on the roof.  Flashings and exposed seams should be checked on regularly as well.  And, last, one can opt to install an independent root barrier.

The other important point to take from this situation is that although the American green roof industry is growing very quickly, there seems to be confusion surrounding appropriate construction materials and design.  Although some work has been done, American organizations have not developed comprehensive guidelines like those produced by the FLL that govern German green roof design and construction.  In the end, builders should understand the crucial functions of a green roof, do as much research as possible, and be cautious and conservative until more is known about components’ performance.

In my last post, I identified factors that should be considered when installing a green roof (i.e. desired function, type of roof, whether structural modifications must be made to accommodate extra weight, composition of the roof system, proper substrate formula, appropriate mix of vegetative species, and desired time to maturity/planting method).  In this post, I will [...]]]>

In my last post, I identified factors that should be considered when installing a green roof (i.e. desired function, type of roof, whether structural modifications must be made to accommodate extra weight, composition of the roof system, proper substrate formula, appropriate mix of vegetative species, and desired time to maturity/planting method).  In this post, I will begin to investigate the “guts” of the roof system (i.e. roof membranes, root barriers, insulation, drainage mats, filter fabric, and water retention pads) and identify local (ideally, within Brooklyn) suppliers of these elements.

As I mentioned in my last post, before addressing the composition of the system and locating suppliers it is crucial to understand the type of roof to be installed, and the functions that are desired from it.  In addition, it is important to determine whether structural modifications will be necessary to safely install the roof.  For the current project, we have assessed the structure and determined that it is sufficiently strong to withstand the added load of the new roof.  We therefore plan to install an extensive roof (with some intensive portions) that will insulate the Eco Brooklyn show house and buffer stormwater by retaining precipitation.  In addition, the roof will be accessible from the top floor of the house.  Since visitors are expected, it is important to maintain a reasonably attractive space and to incorporate an area that will accommodate foot traffic.  Lastly, since the home is directly connected to neighboring buildings, it is important that the roof does not retain excessive amounts of dry biomass that could become a fire hazard.

Though structure of a green roof can differ slightly depending on type of roof, climate, materials used, etc., the basic elements of an extensive green roof system include interior structural elements, waterproof roof membrane, root barrier, insulation, drainage layer, filter fabric, water retention fabric, growing medium, and, lastly, vegetation.  See the Study on Green Roof Application in Hong Kong for an excellent analysis of green roof elements, including waterproofing membranes, root barriers, drainage layers, and filter fabrics.  In this post, I will address the most crucial element of any roof: the waterproofing membrane.  I will focus on the remainder of the roof’s structure in later entries.

It is absolutely critical that the roof membrane function as designed, namely to prevent water from entering the structure and compromising its integrity.  In short, if the roof membrane fails, it doesn’t matter whether the remainder of the green roof works — you will probably have to tear it up to fix the membrane, anyway.

As part of its analysis of green roof components, the Study on Green Roof Application in Hong Kong assesses the fitness of five different types of waterproofing material for green roof applications.  Based on the report, several membrane types would be suitable for an extensive roof retrofit: (1) asphalt roofing felt/bituminized fabrics, (2) SBS modified bituminous membrane sheets set in SEBS polymer modified bitumen and coal tar pitch/polyester built-up systems, (3) fluid applied membranes, and (4) single-ply roof membranes. The National Roofing Contractors Association’s recommendations largely coincide with those of the Hong Kong researchers.  NRCA’s suggestions include: (1) hot-fluid-applied polymer-modified asphalt membrane, (2) APP- and SBS-polymer-modified bitumen sheet membrane, (3) EPDM membrane, (4) PVC membrane, and (5) one- and two-component, fluid-applied elastomeric membrane.

Further analysis of the membrane options suggested above, however, reveals that organic waterproofing treatments (i.e., those that incorporate asphalt/bitumen) are more highly susceptible to root penetration and decomposition than those made from inorganic materials.  According to the Study on Green Roof Application in Hong Kong, it is unclear whether fluid applied membranes are root-resistant.  Because they are made from inorganic materials, single-ply membranes are inherently resistant to root damage.  Different sources present conflicting views on whether root barriers are necessary when using single-ply systems, though the EPDM Roofing Association recommends installation of an independent root barrier layer even when using an EPDM membrane for waterproofing.

The Study on Green Roof Application in Hong Kong notes that single-ply membranes “have a long proven track record in the green roof industry.”  The major hurdles to successfully utilizing these products are associated with installation (e.g., ensuring that seams are properly treated, and that surfaces are thoroughly cleaned and dried prior to application), not inherent to the products themselves.

For argument’s sake, let’s assume that installation is not a concern.  In this case, I believe that the factors weighing for single-ply membranes — endorsement by the NRCA and a thoughtfully conducted study on green roofs, a long and proven history, and an ability to prevent root penetration and withstand rot — are sufficient for us to select this type of membrane.  Now that we have made this decision, there are several types of single-ply membrane for us to choose from, including TPOs, PVCs, PIBs, and EPDMs.

The ASTM has established standards for TPO roofing.  Relevant qualities for our purposes include the following: TPOs contain no chlorine, are recyclable, come in widths of up to twelve feet and can be attached to the roof mechanically (i.e.with plates and fasteners that penetrate the material and anchor in the decking) or using an adhesive.  Individual sheets are overlaid and fused using hot air to render the membrane waterproof.  TPOs, however, have only been used in roofing for approximately 10 years and are not inherently flame resistant.

PVC roofing possesses benefits relevant to our project as well, as it is inherently fire resistant and is especially good at withstanding ponded water.  PVC, however, has had varying degrees of success in maintaining its integrity after installation; in testing the effectiveness of PVC roofs, for example, the U.S. Army found that it was susceptible to shattering and splitting.  In addition, PVCs do not stand up well to foot traffic in weather less than 50 degrees Fahrenheit and release bioaccumulative toxins, including dioxins.

PIBs were used as roofing and waterproofing materials as early as the late 1920s but became more common throughout Europe and the U.S. in the late 1970s and 1980s.  PIBs perform well under thermal stress and will resist UV degradation but are not intended for situations in which water may pond.

To be sure, then, TPOs, PVCs, and PIBs present benefits that make them good alternatives for waterproofing a roof.  EPDM, however, appears to present the best option for our roof.  In an examination of roof longevity EPDM roofs were identified as outperforming both PVC and PIB membranes.  Another study of the durability of roofing materials identified EPDM as the single most durable roofing material tested.  A third favorable comparison between EPDM and other single-ply membranes can be found here, in the Manual of Low Slope Roof Systems.  In addition, EPDM is recyclable, durable, and will withstand ponded water (it’s used in pond liners, after all).  Fire-retardant EPDM is also available.  Based on this review of information found online, then, Gennaro’s suggestion that we use EPDM roofing seems like a good one.

Now that we have decided that EPDM is the best type of waterproofing material for our job, we need to find a local supplier that can provide the material at a reasonable cost.  The NRCA has a good resource for this purpose — they have assembled a helpful online buyer’s guide that provides contact information for suppliers of a variety of roofing materials.  Otherwise, I’ve found that Google searching “building supply Brooklyn, NY” has been an effective method for identifying potential suppliers.

I called around to 17 different building supply companies in the Brooklyn area and found 7 that carry 60 mil EPDM roofing.  Of these suppliers, the cheapest quote was provided by S & J Sheet Metal Supply ($0.45/sq. ft., or $225 per 10′x50′ roll), followed by Marjam Supply Company ($0.52/sq. ft., or $260 per 10′x50′ roll), and Allied Building Products ($0.53/sq. ft., or $266 for a 10′x50′ roll).

So, now that I have identified an optimal waterproofing membrane and Brooklyn’s lowest-cost supplier, I will shift focus for my next post to the protective layer and root membrane.  Stay tuned.

Green Building is like life: it is all about energy. How you control it, who has it, where it is flowing, and where it isn’t flowing. You control the energy and you have a great house (possibly a great life too).

So obviously insulation plays [...]]]>

Insulation from Eco Brooklyn Inc with Gennaro Brooks-Church

Green Building is like life: it is all about energy. How you control it, who has it, where it is flowing, and where it isn’t flowing. You control the energy and you have a great house (possibly a great life too).

So obviously insulation plays a huge part ini green building. Green building typically insulates a lot more than normal building. We’d rather spend more up front and less later in utility bills. Utility bills are wasteful and in imperfection. Ideally we will get to the point that houses are built so well that you don’t have any utility bills.

In terms of insulation there are many choices. Of course fiberglass batts are out. They have a lot of embodied energy, most off gas formaldehyde and they don’t even insulate well.

Icenyne spray foam is touted as green and although it seals well it is so not green. That is the biggest scam in the green building industry. All spray foam is made from petro chemicals, even the so called soy based foam that has at most 30% soy and 70% petrolium. The main ingredient for all of them is isocyanate, which is only made by four multy billion dollar companies and it is basically oil.

The greenest insulation is cellulose. Recycled paper. Recycled is always the greenest way to go.

BUT all insulation, foam, fiberglass and cellulose only gets around an R4 per inch and in space starved Brooklyn I wanted more. I found a company that sells once used (READ RECYCLED) foam board called POLYISO. Read this to see how great it is. At only 1.5 inches thick it packs at least an R9 and is by far the best R value out there.

And because it is once used it has already off gassed any small amounts of VOC’s it might have had.

I need about 2000 square feet of it. I’m going to put 4 layers in the roof plus a radiant barrier to make a whopping R36 and this does not include the green roof on top. Insulating the roof is so important.

Then I’m going to put one layer in the external walls. With the one foot of brick that will be an R21.

I also have to put it around the border of the building on every floor between the joists to keep the radiant heat in my house.

I also need 1600 square feet of Extruded Polystyrine, which is waterproof, to put under the green roof and under the radiant heated concrete slab in the cellar.

So I need about 3600 square feet. I bought 12,500 square feet of insulation!!!! I couldn’t help it! I got a good deal and I really feel the greenest thing is for me to pay one big truck to bring the stuff to Brooklyn and redistribute it to others instead of everyone getting small trucks (which as it turns out isn’t cost effective anyway).

So bottom line: I have insulation for sale. Lots of it. CHEAP, at least half price. Be green and get some! Contact me for details.

unloading the insulation from the 53 foot 18 wheeler

making space

starting to pack the insulation

getting full

taking over the yard