Green Building Elements

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The Pacific Northwest has always been progressive.

For Seattle in the spring of 1950, that meant the opening of the country’s first mall. According to HistoryLink, Northgate Mall, located on 62 acres outside the city limits, was built to accommodate a total of 80 stores clustered around a “wide shopping walkway,” although it was not fully enclosed and climate-controlled until 1974. (Confused shoppers reportedly parked in the mall space itself when the center first opened.) By 1968, 50,000 cars a day were using Northgate.

In the face of global warming and climate change, however, planners and designers are redefining ‘progressive’. The Northgate neighborhood is currently at the center of a major revitalization effort which was set in motion in 2003 by Mayor Nickels and the Seattle City Council. A major portion of the project, Thornton Place, is scheduled for completion next spring (with condominium sales beginning as early as September of this year). Created by real estate development and management company Lorig, this will be a sustainable, mixed-use village which will combine retail and residential zones with parks and green space. Read the rest of this entry »

If you can’t tell, we’re pretty hooked on the latest and greatest in green prefab design. One big problem, though, is that there’s a huge amount of noise and not all that much action - plenty of fabulous prefab designs and museum / conference exhibits, but very few actual installations (and even fewer mid-market installs, which is where prefab has to go in order to make a true difference in our housing stock).

Finally, the log jam seems to be breaking. Several firms have begun to produce green prefab homes for real people in small but growing numbers. This past month, Marmol Radziner, a prefab company here in Southern California, made a splash with some pretty showy installation videos on local media outlets. These homes are either a) high end or b) for the firm’s founders, so they’re still a ways away from mass-market. But, the videos do a good job of showing what elements make prefab homes unique (factory construction, rapid installation, modular components) and at least to me suggest that they’re not all that far away from being able to replicate these installations on a larger and thus less expensive scale.

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Solar water heaters are far more efficient and have a much shorter payback period than do solar photovoltaic systems.  Getting heat from direct solar radiation is extremely simple (just step outside on a sunny day), and can be done with far less complex systems than what solar PV requires.

Starting in 2010 all single family homes in Hawaii will be required to have solar hot water heaters. A bill signed by the state’s Republican governor, Linda Lingle, makes the state the first to require solar hot water for all new residences.

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Let’s get right into it. As we walked into the immense PCBC exhibit halls both GE and Whirlpool proudly exhibited some of their Green appliances. Granted Whirlpool displayed what we would consider a green kitchen but Whirlpool only offers about 30 percent of Energy Star and other Green appliances. The percentage for GE remains even lower. We won’t even discuss GE’s overall environmental philosophy.

Being in the major appliance state of mind, we strolled over to Liebherr, makers of refrigerators and the first appliance company to remove CFC’s completely from the production process back in 1993. It’s no surprise to us that ALL of their models meet the Energy Star qualification, and their BioFresh compartments certainly add green value by preserving fruits and veggies (and the nutritional value) longer than normal fridges. The company also marked the first refrigeration company to comply with RoHS and also recovers and utilizes the energy released during production to heat the manufacturing environments. Yes, the company is based in Germany so hopefully US manufactures will chill with this philosophy.

Also on the old school route, Maze Nails only recently started promoting their “greeness” but they have been making nails with 96 percent recycled content (62% post consumer, 34% pre) for 160 years. Nails aren’t the most glamorous aspect of green building but we know that these guys hit the nail on the head.

We saved the best (or most outrageous) for last. Tucked away in the corner of PCBC we strolled past Green Mountain Soapstone and we probably would have kept right on strolling if not for placard sitting on their soapstone counter which proclaimed “Voted #1 Green Product 2008 New England Home Show”. We didn’t attend that show but if this product claimed the #1 prize then we would hate to see the #5 prize. First of all, this soapstone comes from the ground and last time we checked, the earth wasn’t producing more soapstone. Second, they mine it in Brazil (claiming they use fair labor practices) which isn’t exactly light on the carbon footprint scale. Need we continue? They claim it’s chemical free to manufacture and items such as Icestone aren’t (they should check that IceStone has Cradle to Cradle certification) but don’t insult us but claiming this soapstone to be a green product.

Excuse us while we polish our green granite counter tops.

A new study finds that awnings over windows in residential buildings can reduce energy use.

A new study, “Awnings in Residential Buildings: The Impact on Energy Use and Peak Demand,” conducted by the Center for Sustainable Building Research at the University of Minnesota, has found that awnings over windows on residences can save energy costs and reduce energy use throughout the year by reducing the effects of unwanted passive solar heating.

The study was funded by the Professional Awning Manufacturers Association (PAMA), and was conducted to determine whether awnings are viable means to reduce energy use and reduce air conditioner usage in residential buildings and homes. The study investigated the energy savings for single-family homes in terms of heat gain, energy costs in heating and cooling and the reduction of energy use during peak periods.
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I recently came across an online game called “Design Your Dream Home” on the Green Is Universal website. I was shocked by what I found and how bad the game really was. I prefer to focus on the positive aspects of green building, but this strikes me as so misguided that I could not let it pass unremarked.

Whoever designed this game has no understanding of real green building in any meaningful sense. Instead of providing any insight or education about green building, the game reduces design of a green house to nothing more than a couple of mouse clicks. “Choose the climate construction materials and energy sources and see how green you can be.” The oversimplification this presents is a huge disservice to visitors to the site who play the game. Read the rest of this entry »

Infill housing.

Drive through Seattle and this term will begin to seem synonymous with plain woodframe structures that crowd the streets like like weeds.

According to an article in the Seattle P-I,

Townhomes don’t have to be ugly and dampen the human spirit. But so many of them are eyesores that townhomes have become a lighting rod in the local debate over housing. They’ve been blamed for the decline of community and called a threat to single-family neighborhoods. Their rapid proliferation has even prompted recent City Council-led community forums… [But] townhomes aren’t the problem. … Bad design and laziness are the real problem.

There is also growing concern that the new crop of townhomes is not sustainable (for a discussion of this, as well as a thourough recounting of Seattle’s recent forum on townhomes, see Smarter Neighbors: Seattle Land Use Blog, Seattle Channel’s Planning, Land Use and Neighborhoods Committee, and the West Seattle Blog). Read the rest of this entry »

This post was originally published on June 29, 2008.

With many cities experiencing a real estate “slump”, homeowners around the country are looking for ways to stand out from the slew of homes on the market, while improving their home’s resale value. Other homeowners are planning for the future: a future of ever-rising energy prices.

Regardless of your situation, you may be asking yourself if green home improvements increase the home’s value. The answer isn’t as straight-forward as some might hope.

The old rules still apply…

Before we dive in, there are a few things to consider when thinking about making home improvements – green or not. First, remember the three rules of real estate: location, location, location. The return on your investment will depend on the value of your house and others in the neighborhood, as well as your local housing market. Other factors like the quality of the workmanship, and how soon you move after making the improvements weigh in as well.

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A community in Canada has an unusual form of solar power that can provide over 90% of the annual heating and hot water needs for the homes, despite being situated in a cold Alberta location where winter temperatures can reach -33 degrees C (-27 F).

The Drake Landing Solar Community collects solar energy in a heat storage fluid through an array of solar panels on the roof of each home and covering all of the garages at the back of each home. The heated fluid is transferred to a neighborhood energy center, and then into the ground beneath an insulated layer, where the heat is stored in the earth.

Combined together, the 52 home community is able to collect and store enough energy from the sun during the summer that the ground storage temperatures reach 80 degrees C (176 F). This heat is sufficiently insulated beneath the ground that it can be drawn from throughout the winter to provide heat and hot water.
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As we walked into the mammoth PCBC (Pacific Coast Builder Conference) at the Moscone Center in San Francisco we couldn’t help but notice the hanging banners with the words - Power. Forward. Sustain. Of course we could see Power and Forward, as we wouldn’t expect Weakness and Backward but then - Sustain. That omnipresent word like Green that has seeped into the mindset of builders and developers. Or has it? Is it part of the green spin or are things starting to move forward in a powerfully sustainable direction? We decided that “both” loomed as the right answer. For this installment, we decided to cover some of the unexpected and the questionable lower profile “green” products. Sorry about the ” ” around the green but you’ll see where we go with this idea.

We totally got buzzed about something so innocuous that we almost walked passed it because it didn’t have a bunch of Green banners proclaiming its greenness. This Verve living system offers what they called a living control system which in simple terms operates like a whole house lighting system. We’ve seen these before but this one operates on battery free, self sustaining technology or what they call energy harvesting radio frequency technology. Pretty scientific for us but the little gizmo works in a panel that reduces the power so that certain switches can come on at certain levels and times. The systems extends bulb life and new homes don’t need copper wiring installed if they use this system. We even like the parent control which operates like the driver’s control when it comes to locking and unlocking car doors. We’re locked for this system.

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