Project Description

This project is an excellent example of how to turn a 1960’s tract home into a showcase for green building.  A primary design goal was to create shared intergenerational living spaces to provide support and companionship while also creating separate living spaces for privacy. This goal was met by adding only 260 square feet to the existing home creating separate quarters that include a grand room, master bedroom, and office.   Another design goal was to bring in more natural light and create a feeling of spaciousness.   To accomplish this, the remodel opened up the existing narrow entry, original master bedroom, and dining room to each other, creating a grand room with a cathedral ceiling, adding numerous operable skylights and a triple-paned window with internal shades.

The motivated owners worked together with the project architect and general contractor to develop a list of green building goals to guide the overall design and selection of materials.  These goals included: improve the overall energy efficiency; maximize insulation use to reduce heat gain & loss; increase use of natural light to reduce electrical needs; produce the home’s energy needs using solar energy; improve the home’s indoor air quality; use only sustainably harvested lumber; reuse as many materials as possible; utilize salvage and/or local materials; and, generate less than 2% waste.  As a result of the extensive “greenness” of this home, it will be featured on The Planet Earth Channel’s “Greenovate” television show in Summer 2008.

List of Green Features:

Front of House

1.Drought tolerant landscaping – In order to reduce their water consumption, the owners replaced their old water loving lawn and shrubs with a drought tolerant landscape.  The new landscape includes low water use plants (e.g., sages and lavenders) and mulch to cover bare soil, further reducing the need for watering.   Another benefit of converting to a drought tolerant landscape is that it reduces the need for fertilizers and pesticides.  Permeable pavers in the driveway and in the backyard around the pool help to manage rainwater on site – allowing water to percolate down into the ground water rather than running off into streets, gutters and storm drains.  Additional pavers were needed for the side of the house.  In the search for salvage materials on craigslist, the owners found permeable pavers to match existing pavers at the house.

2.Solar water heating for both domestic water and swimming pool – Solar water heating systems save energy, reduce utility costs, and produce clean energy. This home has two water heating systems that use the sun’s energy instead of natural gas – one system heats water for domestic uses such as showers, washing dishes and washing clothes, and the second heats water for their swimming pool.   Water heating for domestic use typically consumes 50% of the total amount of natural gas used in a home.  A solar water heating system can reduce natural gas use by two thirds.  The domestic solar water heating system you see here is by CopperHeart and combines thermal collection and storage in a single 40 gallon unit.  It serves as the pre-heater for the natural gas-powered on-demand heating unit – which now only has to fire when large volumes of hot water (more than 40 gallons) are needed, water coming out of the solar unit is lower than the temperature set on the thermostat, or during long periods of rainy, cloudy days.

First Living Quarters:

3. Engineered walnut flooring (Ecotimber with FSC backing) – Wood floors are beautiful, extremely durable, and easy to maintain.  However, there are resource and environmental concerns with using large amounts of solid hardwood for flooring.  Engineered floors provide the same look and durability of solid wood floors but are made with a thinner surface layer of hardwood glued to a backing material which, in this case, is sustainably harvested pine backing (25% of the floor is walnut, FSC pine makes up the remaining 75%).  The floors in this room are even more sustainable because they are made from California walnut trees that are no longer productive.  There is typically enough wood veneer in an engineered floor to refinish the floor one or two times (the fact is that only 5% of solid wood floors are refinished more than once).

4. Energy efficient triple-paned windows w/ interior shades to decrease allergens  – Properly installed, energy efficient windows increase the overall energy efficiency and comfort of the home.  The new windows installed throughout this home (a combination of double hung and fixed windows) are manufactured by Pella and have low-maintenance EnduraClad® exteriors and pine wood interiors.  They are made with triple pane low-E glass and have snap-in between-the-glass blinds to help reduce sound transmission, improve indoor air quality (the interior shades reduce the build up of dust and allergens), and increase energy efficiency. These windows have U-factors (insulation) ranging from 0.29 – 0.32 and solar heat gain coefficients ranging from 0.25 – 0.30 – which makes them extremely energy efficient.

5. Operable skylights with shades (Velux) - One of the goals of this project was to increase the amount of natural light entering the home and, in doing so, reduce the use of electricity.  To help accomplish this, 10 skylights were installed.  Nine of these skylights are operable.  This helps to naturally cool the home.  When the skylights are opened, along with opening other windows in the room, a “chimney effect” is created.  This allows hot stale air in the room to rise out the open skylight and be replaced with cooler, fresher air coming in through the open windows.  The VELUX facility in South Carolina has no hazardous waste permits because it utilizes no hazardous materials.  The plant produces zero scrap or waste as everything used in manufacturing is used or recycled, including the sawdust generated from cutting wood frames and sashes.

6. LED lighting - High efficiency residential Light Emitting Diode (LED) lights have been installed in the kitchen, livingroom, new family room and hallway that meet Title 24 standards.  LED lights are three to four times more efficient than halogen and incandescent lights, twice as efficient as compact fluorescent lights, and can last for over 20 years (there are LED’s on the market with an estimated life of 100 years).  Though their higher cost can be a deterrent for some homeowners, LED’s make up difference fast in energy savings, and prices should come down rapidly within the next five years.  They outperform other bulbs in almost every way: extreme efficiency, compact size, pinpoint directionality and insanely long lifetimes.  Compact fluorescent lights (CFL’s) have also been installed throughout the house.  A 15 watt CFL can replace a 60 watt incandescent light, for an energy savings of 75%, and last up to ten times longer.

7. Solatubes – A quick and cost effective way to increase the amount of natural light entering a room is by installing a solatube.  Solatubes are designed to collect low angle daylight (not overpowering mid-day sunlight) through a roof top dome lens.  Reflective material on the inside of the tube diffuses the light, spreading it through an entire room.  Solatubes can brighten areas with few if any windows such as closets or hallways.  They are also excellent in adding natural light to a room on the north side of a building. These owners have installed five solatubes – one is visible here in the hallway.

8. Low-VOC paints (Eurolux) – Volatile Organic Compounds (VOCs) are chemicals found in many commercial products – paints and coatings, carpets, furnishes and cleaning agents.  Because they evaporate easily at room temperature, VOCs have been found to be a major contributing factor to ozone, a common air pollutant which has been proven to be a public health hazard.  Indoor environments are where VOCs are most dangerous to humans.  The U.S. Environmental Protection Agency estimates that the quality of indoor air is often two to five times worse than air outside, but concentrations of VOCs can be up to 1,000 times greater indoors than out!  These homeowners selected Eurolux paints, made by Fine Paints of Europe, to finish their interior walls.  Manufactured to meet the stringent performance standards of Holland, the paints are durable, use high quality pigments and do not emit toxic compounds such as VOC’s.

Second Living Quarters:

9. Preserved slate floor tiles - The homeowners had installed slate flooring as part of a previous addition to the home.  The current remodeling project opened up the possibility of replacing this floor with greener options such as bamboo.   In considering the sustainability of their flooring options, preserving the current floor and adding matching slate proved to be the more sustainable option as it reduced the need for new materials, decreased material going to land fill, and provided a material that will last forever.Another way that the homeowners worked to meet their waste reduction goals, the owners donated two fixed skylights, two ceiling fans, miscellaneous lighting, and five dual paned windows to the Habitat for Humanity ReStore.

10.  Kitchen and living room cabinets made with locally harvested sycamore (doors) & wheat board (boxes).  The cabinets and shelves in this room were made from quarter-sawn Sycamore.  This wood came from a naturally downed sycamore tree in Bakersfield.  Local cabinet maker Michael Ames built these beautiful cabinets and shelving from this tree which has a remarkable grain.  The boxes are made from wheat board – a rapidly renewable waste product from the agricultural industry that is made with non-toxic adhesives and finishes.

11.  Salvaged granite countertop – This kitchen counter is salvaged granite from the Habitat for Humanity ReStore.  The homeowners were motivated to locate as many salvage materials as possible and found this resource on “Craigslist.

12.  Energy efficient appliances (refrigerator/dishwasher) – Selecting energy efficient appliances, ideally with the Energy Star label, can reduce your carbon footprint and save you money.   Dishwashers typically account for about 2% of your total gas or electric bill, most of it from the cost of heating water. While 2% is relatively small, it still makes sense to choose a model that will be the most efficient, given your needs, space, and local energy costs. These owners selected a Bosch dishwasher in one area and a Fisher & Paykel model (less than 2 gallons of water per load) in the other.  The good news about refrigerators and freezers is that those manufactured today use 30 percent less energy per cubic foot than similar models did in 2001, and 60 percent less per cubic foot than models sold in 1980, thanks to federal efficiency standards. These owners selected a Sub zero under counter refrigerator and freezer.

Repeat # 4 - Energy efficient windows (Pella)

Repeat #5 - Operable skylights with shades

Repeat #6 – LED lighting

Bedroom (former living room)

13.  Salvaged wood doors and hardware – A long-time family friend, Tim Taylor, donated five doors from his Mission area home and another friend, Carter Ohlmann, donated two French doors from his home.  The homeowners invested the time necessary to remove years of paint layers in order to use these beautiful old doors in their remodel.  Hardware for some of the doors was purchased from the Habitat for Humanity parking lot sale and a salvage yard.

14.  Preserved existing wood floors - The hardwood floors in the original living room (now a bedroom) were covered during the remodel process in order to preserve them, thereby removing the need for additional materials and decreasing the flow of waste to landfill.

Repeat #5: Operable skylight with shade

Bathroom

15.  Reused cabinets and hardware.  Cabinetry that had been previously located in the family room was reused in the new bathroom.  The granite countertop that had been on the cabinets was moved to the main kitchen with other existing cabinets in order to match the counter.

16.  Salvaged mirror.  The bathroom mirror was found at a used furniture store.  This mirror once hung at the Biltmore.

Repeat #15: Preserved existing wood floors

17.  Metlund D’mand pump – Rather than turning on the faucet and letting water run down the drain until hot water arrives, these owners have installed a Metlund D’MAND system  - an electronically activated pump that delivers hot water in seconds.  The D'MAND System is activated when someone creates a demand for hot water and activates the pump by either pushing a button or triggering a motion activated sensor (the owners opted for a button instead of a motion sensor).  At that time, the D'MAND System pumps hot water to the plumbing fixtures.  Once hot water reaches the pump, the system detects a 3° to 4° temperature rise and completely shuts off so there is no loss of energy or water.

18.  Dual flush toilet (replaced throughout the house) – Over the course of your lifetime, you will most likely flush a toilet about 140,000 times.  Multiplied by a family of four, that figure jumps to half a million flushes.  At 1.6 gallons per flush for a standard toilet, that is a lot of water.  Toilets account for 30% of residential indoor water consumption.  Dual flush toilets have one lever for “liquid flushes” (using as little as 0.8 gallons per flush) and another lever for “solid flushes” (using 1.2 to 1.6 gallons per flush) which can reduce water consumption by 60%.

Repeat #15: Two operable skylights

Office

Repeat #14 – Reused doors and hardware

Repeat #5 - Operable skylight with shade

Backyard

19.  5 kW photovoltaic system - Producing electricity from the sun reduces the use of both fossil fuels and nuclear power. While the initial cost of a photovoltaic system can be expensive, it can be a cost effective investment even before the system “starts paying for itself” - by replacing the cost of monthly electric bills with a payment towards the cost of the PV system.   One of the goals for the owners of this home, was to produce as much of their energy needs as possible.  While the optimum orientation for a solar system is due south, since the owners also installed solar systems to heat  water for their pool and domestic needs, the only room left on the south side of their roof was in the shadows of two large sycamore trees.  Rather than cut down the two trees, the owners installed their 35 panel system on a western facing roof.  While this may have reduced the efficiency of the system, this 5 kilowatt (kW) system still provides 100% of this family’s electrical needs.

20.  Fiber cement board & batt siding – The exterior walls of the addition are finished with fiber cement panels.  Fiber cement is a composite material made of sand, cement and cellulose fibers.  These boards are extremely durable and require little maintenance.  They will not burn and are resistant to damage from termites and moisture.  As many of the batts on the exterior wall as possible are reused wood from parts of the house that were demolished.

Behind the Walls

21.  Tankless water heater – A tankless system only heats water for your immediate hot water needs.  The compact design of tankless water heaters saves valuable square footage as well as energy.  Since water heaters account for 13% of a home’s average utility bill, it pays not to keep a large tank of water heated 24 hours per day, 365 days per year.  A tankless system will result in an average utility bill savings of 24-40%. This home’s tankless water heater was installed in the attic.

22.  Upgraded insulation – The original home, built in 1961, was constructed without any insulation.  Three different types of insulation were used on this project – cotton, blown cellulose and formaldehyde-free fiberglass.  Cotton insulation, made of waste from the blue jeans industry, was used to insulate all of the new cathedral ceilings. Cellulose insulation, made from recycled newspaper with a flame retardant additive, was blown into the 2x6 framing for the addition.  It was also blown into un-insulated exterior walls in the original sections of the house though two inch holes cut into the exterior walls.   Cellulose insulation provides excellent thermal and sound insulation because it fills the entire wall cavity, reducing the potential for air infiltration and heat loss (or gain).  Because the product will not shrink, sag, or settle over time (the way fiberglass insulation does), cellulose insulation actually achieves its stated insulation rating.  Fiberglass insulation was used in some interior walls for sound insulation.

23.  FSC Lumber – In many forests around the world, logging still contributes to habitat destruction, water pollution, displacement of indigenous peoples, and violence against people who work in the forest and the wildlife that dwells there.  The Forest Stewardship Council (FSC) is a non-profit organization devoted to encouraging the responsible management of the world’s forests. FSC sets high standards that ensure forestry is practiced in an environmentally responsible, socially beneficial, and economically viable way.   95% of the lumber used on this project was FSC certified and was purchased from Hayward Lumber.  Bill Hayward, the owner of this company, is the chairperson of the Board of Directors of the Forest Stewardship Council.

24.  Tyvec Attic wrap – DuPont™ Tyvek® AtticWrap™ is a breathable membrane that helps create an airtight seal to reduce air leakage and energy loss through the roof.  It has a metalized surface that reflects heat and a breathable structure to protect against the damaging effects of moisture build-up.  AtticWrap™ decreases heat transfer by 25%, helping to keep attics warmer in the winter, cooler in the summer and drier all year-round.  The result is an attic system that helps you deliver more comfortable and energy-efficient homes.

25.  Radiant barrier - Radiant barriers are materials – most commonly installed in attics - to reduce summer heat gain and winter heat loss, and, therefore, reduce building heating and cooling energy usage.  Properly installed, a radiant barrier can reduce heat gain or loss in a home by as much as 20%.  Radiant barriers usually consist of a thin sheet or coating of a highly reflective material, usually aluminum, applied to one or both sides of a substrate material such as cardboard, plywood sheathing, and air infiltration barrier material.  The potential benefit of attic radiant barriers is primarily in reducing air-conditioning cooling loads in warm or hot climates.

26.  Concrete with 30% high volume fly ash – Making concrete is one of the most energy intensive processes in the building industry and a major source of greenhouse gas emissions.  For every ton of concrete produced there is one ton of global warming CO2 gasses released. Substituting fly ash – a bi-product of coal-fired power plants – for Portland cement (one of the main ingredients of concrete) reduces this environmental impact as well as the amount of raw materials required.  Adding fly ash to the concrete mix also improves its performance, making it stronger, less likely to crack, and more water resistant.  Allen Associates has used concrete mixes with as much as 50% fly ash added to the concrete.