Project Description
This project includes the demolition of an 1887 Victorian home and the construction of two new buildings consisting of four multi-family dwelling units.  The first, and recently completed, building is a 2,520 square foot, two-story home that replaces the demolished house.  The original plan was to remodel the Victorian, however wear and tear from over 110 years of life had taken its toll on the structure and it could not be salvaged.  Framing throughout the house had rotted, and the floor sagged 7 inches from one side of the building to the other. In addition the 2x3 wall framing made the conversion to a zero energy home even more difficult. The city of Santa Barbara’s Historic Landmarks Commission agreed to a reconstruction of the historic façade with a virtually new building behind it.  The existing home was deconstructed saving what materials were still fit for service. The siding, for example, was re-milled and used on the front façade of the reconstructed home.  This new home reflects the beauty and design intent of the original house.

The second building is a three story, three unit condominium currently under construction.  Its Spanish design is in keeping with the architectural design requirements of the City of Santa Barbara.  The estimated completion date for Phase 2 is Fall 2010. What made the project possible, and pleased the city, was the incorporation of auto lifts to double the number of cars on site and reduce the parking footprint by half. It is a parking elevator that allows one car to enter the garage and be elevated so a second car can park under it.  Instead of dedicating space in the project for 8 parking spaces, there are only 4 – thus making more room for a community garden and improved solar access to the rear building. Solar access is the opportunity for sunlight to access a building for passive solar heating and/or energy production (e.g. don’t want the sun blocked from your PV system)   Both buildings are designed to be near zero energy.

The project team, owners, architect and contractor, set a goal to make this project as green as possible.  This project has been submitted for preliminary Platinum certification through the US Green Building Council’s LEED for Homes program, with 118 points out of a total of 132 possible points.  This is currently higher than any other LEED for Homes Platinum project certified to date.  Many unique products and systems have been incorporated into this home.  Some of these features (e.g., the hydraulic lift parking system and the groundwater infiltrators) will be installed during Phase 2 of the project.

Victoria Garden Mews Phase 1- List of Green Features – THIS PORTION OF THE PROJECT WAS COMPLETED IN AUGUST 2009

Energy Features:

- 54% better than California Title 24

- Dupont Thermawrap behind siding

- Icynene insulation…Entire Shell walls = R-20, floor = R-40, roof = R-30)

- Loewen windows – dual pane, low E

- York modulating furnace – 97% AFUE

- Energy Recovery Ventilator

- LED lighting – CREE inserts in recessed cans - in the kitchen, upstairs hall, back entry, and bathrooms and all exterior lights

- Energy Star fans

- All Energy Star appliances

- Solar Hot Water heating (Copperheart) with Rinnai on-demand backup

- Roof – Cool Roof – Certainteed Solaris

- Closed attic provides conditioned space for HVAC

- Motion sensors on lights in closets and under stairs

- Fireplace for alternative heating

- 2.4 kW photovoltaic system on roof

- All pipes insulated

- Sunroom at front of home provides abundant natural light

- Moisture Proofing

- Certainteed Fibercement siding on sides and rear of building

- Cor-a-vent rain screen behind siding

-Reclaimed redwood siding on front of house (to match original)

- Tyvek window waterproofing

- Metal flashing above all windows

- Gutters/Downspouts/Drainage to rainwater cistern avoids accumulation of water at foundation

- Fluid applied decking at second story deck

Water Efficiency:

- Caroma Sydney-Smart dual flush toilets

- All plumbing fixtures ultra low flow

- showerheads – less than1.75 gpm

- faucets – less than 1.25 gpm

-Metlund D’Mand water circulation system

- Rinnai on-demand water heater as backup

- Groundwater infiltrators in front yard

- Drought tolerant landscape

- Gutters/downspouts feeding rainwater cistern in back

- Native drought tolerant landscaping

Materials:

- FSC certified framing lumber

- FSC certified sheathing

- FSC certified, formaldehyde-free melamine used to make cabinet boxes

- FSC certified wood used to make cabinet frame faces, window seat in sunroom, and all interior and exterior trim

- I-Level floor system (precut offsite, cut to appropriate lengths)

- Recycled redwood from original house used as siding on front of new house

- Recycled redwood wainscoting in library – from garage

- “Trestlewood” reclaimed Douglas fir flooring throughout house

- Benches in sunroom are made with FSC lumber

- Wainscotting throughout the house is made with FSC lumber

- Office cabinet (upstairs) is made with FSC lumber

- Cedar decking from old rain barrels

- Graywater from washing machine

- 50% fly ash in concrete

- Slatescape 2000 fiber cement kitchen countertops

- Five (Half of total) doors in house are reclaimed from the old home

Health & Indoor Air Quality:

- Central vacuum

- Low VOC paint – Frazee

- Walk-off Mats

- Hepa Filters

- Low VOC floor finish- Bonakemi Mega

- Radon diversion system

- Bathroom Fans

- Pre-Occupancy flush of home after construction

- Aquel water filtration system (combination carbon filter & reverse osmosis)

Victoria Garden Mews Phase 2 - List of Green Features – CURRENTLY UNDER CONSTRUCTION – COMPLETION DATE – 12/2010 or early 2011

Energy Features:

- 90% better than California Title 24

- Advanced framing allowing increased insulation levels

- Icynene insulation in walls and floor

- ½” rigid foam over the sheathing to add R-value and reduce thermal bridging

- SIPS roof

- Passive Solar Design - Top 2 floors have passive solar strategy, using direct gain solar heating through south-facing windows and window shading to prevent overheating in the warmer seasons. Thermal mass is provided by using a double layer of 5/8 drywall and floor tile set in a mortar bed.

- Serious Materials (formerly Alpen windows) to achieve an R-7 (u=.15).

- Space Heating:  Hydronic heating - fan coils with Rinnai tankless hot water heaters used for back up heating

- Energy Recovery Ventilator (no AC)

- LED lighting – both interior and exterior lights

- Energy Star fans

- All Energy Star appliances

- Solar Hot Water heating (Copperheart) with Rinnai on-demand backup

- 4.6 kW photovoltaic system on roof

- Plaster siding

- Double layer of Tyvek Stucco Wrap to create a drain plane behind siding

- Tyvek window waterproofing

- Metal flashing above all windows

- Gutters/Downspouts/Drainage to rainwater cistern avoids accumulation of water at foundation

Water Efficiency:

- Caroma Sydney-Smart dual flush toilets

- All plumbing fixtures ultra low flow

- showerheads –   less than1.75 gpm

- faucets – less than 1.25 gpm

- Metlund D’Mand water circulation system

- Rinnai on-demand water heater as backup

- Groundwater infiltrators

- Drought tolerant landscape

- Gutters/downspouts feeding rainwater cistern in back

- Native drought tolerant landscaping

- Greywater system from washing machines

- Minimal impervious surfaces on site

Materials:

- FSC certified framing lumber

- FSC certified sheathing

- Reclaimed wood flooring

- Reclaimed oak for exposed beams

-Sustainably constructed cabinetry – FSC certified wood used for boxes and frame faces, doors made from urban salvaged (fallen) Sycamore wood

- Concrete mix with 50% fly ash

Health & Indoor Air Quality:

- American Clay wall finishes

- Central vacuum

- Walk-off Mats

- Hepa Filters

- Zero VOC paint

- Low VOC floor finish - Bonakemi Mega

- Radon diversion system

- Bathroom Fans

- Pre-Occupancy flush of home after construction

- Aquel water filtration system (combination carbon filter & reverse osmosis)

Additional Features (apply to both buildings):

1. Construction waste management plan requiring all subcontractors to participate in waste management program.  Allen Associates donated appropriate materials to Habitat for Humanity or other AA jobs and required all subs to participate in a Construction and Demolition waste program to divert much of the remaining waste from the landfill.  71%, 13 tons, of the waste generated during this project was either recycled or reused.
2. Verification of home performance – blower door test, duct test, third party durability
3. Hydraulic garage lift system for parking – to minimize hardscape
4. Spaces created for outdoor living capabilities in an urban setting (e.g., decks and garden in back)
5. Location and Linkages – downtown infill location of project site is close to public transportation and numerous community services
6. Aging in place: An elevator makes it possible to live comfortably in a two story house, all doorways are wider than 30” to allow for wheelchair access if needed, and levers are installed instead of standard doorknobs.