Low Income Housing Tax Credits & Sustainable Development in Maine, 2018

 

MaineHousing's 2018 Qualified Allocation Plan (QAP) references its Quality Standards and Procedures Manual (June 2016), which includes guidelines for green and sustainable development.

This Quality Standards and Procedures Manual (Quality Manual) has been assembled for use by MaineHousing staff and project partners and their agents who are participating with MaineHousing in the development of safe and affordable housing through their applications for various funding sources administered by MaineHousing.

The material contained herein shall be used in the design and construction of all new and rehabilitated multi-family and supportive housing projects financed all or in part by MaineHousing. This Manual establishes both general and minimum performance, quality, and durability to ensure a basis for providing safe, sanitary, cost effective, energy efficient, accessible, and decent housing for all occupants, as well as protecting the Authority’s security interests in the property. This manual is also available on MaineHousing’s website: www.MaineHousing.org.

PART 1 – CODES, QUALITY STANDARDS, ACCESSIBILITY

 A. CODES MaineHousing recognizes and endorses the use of the following national, state, and/or locally adopted building, plumbing, electrical, fire protection, and engineering codes and standards as applicable as minimal requirements for all projects.

* Maine Uniform Building and Energy Code (MUBEC). MUBEC is MaineHousing’s Minimum Building Code as applicable by Project Type; which includes the following:

International Building Code (IBC) 2009

International Existing Building Code (IEBC) 2009

International Residential Code (IRC) 2009

International Energy Conservation Code (IECC) 2009

ASHRAE 62.1 Ventilation for Acceptable Indoor Air Quality 2007

ASHRAE 62.2 Ventilation and Acceptable Indoor Air Quality in Low-Rise Residential Buildings 2007 ASHRAE 90.1 Energy Standard for Buildings except Low-Rise Residential Buildings 2007

ASTM E1465-06 Radon Standard for new residential construction - (Maine Model Standard) 2006

* NFPA 101 Life Safety Code 2009 State Standard

* NFPA 211 (chimneys, etc.) 2003 State Standard

 * NFPA 1 Fire prevention Code 2003 State Standard

* State Plumbing Code. (Based on IAPMO 2000 Uniform Plumbing Code) State Standard

* National Electric Code 2011 State Standard

* ADA Federal Requirement

 * ICC/ANSI A-117.1 2009 State and Federal Requirements

 * Fair Housing Act (design manual) Federal Standard

* State Fair Housing, Maine Human Rights Act State Law

* Section 504 (UFAS Standard or 2004 ADAAG with Exceptions per HUD deeming notice) Federal Standard

* Housing Quality Standards (HQS) Housing Choice Voucher (HCV) regulations, 24 CFR Pt 982

 * Uniform Physical Conditions Standard (UPCS) Federal Standard

All multi-family and/or licensed facilities shall be reviewed by and be permitted by the State Fire Marshal for both Life Safety and Accessibility requirements.

MaineHousing requires full compliance with state and local codes and/or standards for zoning and subdivision regulations.

Energy Conservation Standards

MaineHousing recognizes that energy conservation is one of the best ways to manage operating costs and that controlling operating costs is the best way to ensure long term solvency of affordable residential developments that typically generate limited additional operating surpluses. Therefore, all new and renovated residential projects financed by MaineHousing shall be constructed to the following energy conservation standards and requirements:

  1. Meet the energy conservation components of the currently adopted version of the Maine Uniform Building and Energy Code (MUBEC) for new construction which includes compliance with:
    1.  Commercial and Mid-High Rise Residential (more than three stories)– ASHRAE 90.1, currently, the 2009 version OR IECC (optional)
    2. b. Low-Rise Single/Multi-family Residential (three stories or less) – International Energy Conservation Code (IECC) currently, the 2009 version.
  2.  MaineHousing New Construction Energy Conservation Standards (these standards exceed MUBEC requirements).MaineHousing Existing Facilities Energy Conservation Standards (exempt by MUBEC)
    1. Glazed Windows: Meet Energy Star (for Northern Climate) and NFRC rating performance requirements and have an Air Leakage rate (AL) of 0.30 or less U Factor < 0.30, or U Factor = 0.31 and SHGC > 0.35, or U Factor = 0.32 and SHGC > 0.40
    2. Glazed Doors: Meet Energy Star performance requirements. U Factor < 0.21, or U Factor = 0.27 and SHGC > 0.30, or U Factor = 0.32 and SHGC > 0.30
    3.  Glazed Skylight: Meet Energy Star performance requirements. U Factor < 0.55
    4.  Max. Glazed area: One and two family dwellings: 15% of the gross insulated exterior wall area. All other buildings: 25% of the gross insulated exterior wall area. Note: This requirement applies to all glazed components of the exterior walls of the building as a whole. Proposals that exceed listed maximum glazed areas shall provide increased performance values, supported by an energy analysis, in other insulation envelope systems or glazed systems that equal the additional performance loss incurred by the increased glazing area proposed.
    5. Insulated Doors: U Factor < 0.15 + Air Leakage Rate < 0.30 cfm/SF
    6. Ceiling R Value: R-49, minimum
    7. Exterior Walls: R-21, minimum, or R-5 continuous LTTR + R-15 cavity insulation (no fiberglass), or R-10 continuous LTTR + R-15 cavity insulation (any kind), or R-5 continuous LTTR + R-19 cavity insulation (any kind).
    8. Framed Floors: R-30, minimum (when over unconditioned spaces)
    9. Basement Walls: Above exterior grade = match Exterior Walls Below exterior grade = per MUBEC
    10.  Foundations: Below exterior grade, horizontal and vertical = per MUBEC
    11. Interior Slabs: Inboard of Foundation, R = 5 3. MaineHousing Existing Facilities Energy Conservation Standards (exempt by MUBEC) 1. Change of Use Creation of new residential units - meet overall performance of New Construction MaineHousing Energy Conservation Standards supported by a building energy model that demonstrates equal “Whole building” performance compared to the New Construction
  3. MaineHousing Existing Facilities Energy Conservation Standards (exempt by MUBEC)
    1. Change of Use Creation of new residential units - meet overall performance of New Construction MaineHousing Energy Conservation Standards supported by a building energy model that demonstrates equal “Whole building” performance compared to the New Construction 3 Energy Conservation standards. This recognizes that, in many situations, the individual standards may be difficult to achieve and, accordingly, meeting the new building performance for the building as a whole by other means is an acceptable alternative to meeting individual component requirements.
    2. Preservation Preservation of existing housing units – balance redevelopment needs including weatherproofing, durability, marketability and energy conservation to provide the best long term operating benefit, supported by an operating budget analysis, while striving to meet the performance values of the MaineHousing Energy Conservation Standards where possible
    3. Historic Re-use Re-use of Historic Structures- balance historic reservation objectives with requirements of both Change of Use and Preservation strategies (see above).
Contributed By: 
National Housing Trust

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