Go Green - Case Study: Playa

OVERVIEW - The project we call Playa is a 4,300 square foot living laboratory of green design, materials and innovation. We're "deconstructing" an existing single-family home -- taking it apart board by board, nail by nail. Usable building products are donated and recycled, diverting material from the landfills. We're studying the sun, the winds and the neighborhood, and we're incorporating everything into the design and build of our new home. Plus we're greening it all -- from solar roof panels to recycled content countertops in the cutting edge cook's kitchen. We'll take you with us, step by step, updating frequently with journal entries and photos of our progress. Visit our blog to watch our green house grow! Go Green Blog

The Leadership in Energy and Environmental Design (LEED) Green Building Rating System was established by the U.S. Green Building Council (USGBC) to evaluate high performance green buildings. Our objective at Playa is to attain the highest possible LEED rating through environmentally responsible design and construction, creating a home that operates with optimum energy efficiency. LEED measures performance in five key areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality.

www.usgbc.org

When we selected the site for Playa we initiated a study of the sun and prevailing winds to determine the best positioning of the house for maximum energy efficiency. This pre-construction phase is especially important in an energy-efficient, green home; the architect, engineer and contractor -- and the contractor's infrastructure people -- work in concert long before plans are drawn up and submitted. Fernando and Robin and our in-house designer, Terri Reyes, have been meeting with structural engineers, landscapers, purveyors of FSC-certified structural members and plywoods, LEED consultants, desconstruction specialists, grey water recycling experts -- everyone who will help us achieve our maximum LEED rating when the house is finished.

PHOTOVOLTAIC
At Playa we're installing approximately 742 square feet of photovoltaic (PV) panels on the roof, which will produce up to 7 kilowatts of energy. To illustrate, the average American household uses 600 kilowatt hours of electricity per month; a 7 kilowatt PV system can produce over 1,000 kilowatt-hours of electricity per month. Any excess energy can be fed back into the grid; the power company credits you for that energy, and you single-handedly reduce the demand for power generated by non-renewable resources. With nearly 300 days of sunshine each year, the Los Angeles basin is a natural for solar power.

Title 24 is a set of basic energy efficiency requirements established by the state of California for insulation, glazing and lighting values. An engineer reviews the architectural drawings and specifications of the proposed structure and advises whether the required standards have been met. At Playa we are aiming for LEED certification; because of this we will will exceed all Title 24 requirements.

www.energy.ca.gov/title24/

When choosing a building site, LEED for Homes mandates the residence be situated near existing commerce and transportation hubs. Our Playa home is ideally located close to stores and mass transit and has preexisting water, sewer and electric hookups. Additionally, it is proximate to the beach and to Los Angeles International Airport, a major transportation hub. Site stewardship involves minimizing impact on existing vegetation and nearby natural resources. Since the Playa project is being constructed in the middle of America's second largest city and on the site of an existing home, some LEED site stewardship requirements are not entirely relevant. We nonetheless are cautious in our approach to the existing property, implementing erosion controls and carefully maintaining and preserving existing trees and foliage during construction.

Several firms have set up shop as building material recyclers. One such company is The ReUse People, a non-profit organization since 1993 which dismantles existing structures and recycles the timber, cabinets, concrete, steel, copper pipes anything that can be salvaged for other building projects. To date they have diverted over 200,000 tons of salvageable building material from landfills. ReUse's Arthur Reynaud has done reconnaisance at Playa to determine what could be salvaged from the house; we're going to shift quite a load of would-be debris to a more productive use!

www.thereusepeople.org - www.habitat.org

LEED for Homes guidelines require a 40' area around the structure remain undisturbed to preserve the natural habitat. This is a fluid measurement which takes into account variations of each individual site; the aggregate measurement must be 40' calculated against the footprint of the proposed building. Since Playa is being constructed on the site of an existing home there is precious little natural habitat to skirt around; as it stands we intend to preserve existing mature trees when possible. We will utilize erosion control measures to prevent potential soil loss from heavy precipitation that may occur.

Greywater is wastewater generated by washing dishes, laundry and bathing and is distinct from wastewater that has been contaminated with sewage, which is known as blackwater. Greywater is recycled and used for landscape irrigation and other non-potable applications. At Playa we are segregating pipes for the greywater recycling system to irrigate the landscaping.

Cistern collection systems are designed to store rainwater for dry-period irrigation rather than allowing it to become storm runoff, a toxic soup of spilled oil, detergents, solvents, pesticides, fertilizer, and bacteria from pet waste. Some collection systems are designed to be installed directly under permeable pavement areas, allowing maximum water storage capacity while eliminating the need for gravel beds. We are installing a rainwater cistern at Playa to collect rainwater and condensation from the roof. This water will be used to irrigate the drought-resistant landscaping we are installing; the rainwater will be supplemented with city water in times of little or no precipitation.

Fly ash is a byproduct of coal-fired plants that can be substituted for Portland cement in the manufacture of concrete; this diverts the fly ash from the landfills, reducing the waste stream. According to Headwaters Resources, for every ton of Portland cement manufactured aproximately one ton of carbon dioxide is released. Replacing that ton of cement with fly ash saves enough electricity to power the average American home for 24 days, and reduces carbon dioxide emissions equal to two months’ use of an automobile. At Playa we're using high-flyash concrete for the foundation footings and first floor slab at minimal extra cost over traditional cement, saving energy and landfill space. As part of our site stewardship we'll erect barriers to control soil erosion and drainage of the water used in concrete fabrication. And the lumber we use to set the concrete foundation and slab will be removed and recycled for another building project.

www.headwaters.com

Through its certification process the Forest Stewardship Council (FSC) guarantees their wood and wood products are harvested in sustainable forests; this timber's provenance can be traced back to its origin forests across the globe. The FSC also certifies reclaimed wood, such as submerged timbers from old logging sites, and paper products. For Playa, Fernando and Robin have combed L.A. area building material suppliers and found FSC-certified framing lumber; through Phillips Plywood they have procured a non-off-gassing plywood.

www.fscus.org
www.phillipsplywood.com

Several factors are considered in measuring the efficiency of doors and windows. At Playa we researched the much-maligned vinyl window; although produced in a not-terribly-environmentally-friendly process it has such high insulating efficiency the manufacturing process is mitigated. However, upon further research we concluded the best windows for our home are double- or triple-paned wood windows and doors, clad with aluminum on the exterior. The space between the panes is filled with argon or krypton gas which reduces temperature conductivity. The windows will be glazed with a low-e coating, a microscopic coating on glass that deflects heat but lets in light.

www.efficientwindows.org/

Anyone who's lived through an El Nino-type winter can attest to the importance of waterproofing your roof. At Playa, the rooftop willl be treated with a solar-reflective non-off-gassing urethane roof coating which is applied as a liquid waterproof membrane. These products are low-VOC, environmentally friendly, provide excellent UV resistance and are stain, mold and mildew-resistant.

www.ncfi.com

PLUMBING:

Solar water heating systems are composed of solar thermal collectors, a storage tank and a circulation loop. At this phase of our home's construction the pipes for the solar assisted water heater are roughed in.

ELECTRICAL:

When you're on your way home after a long, tiring day at the office -- call your house! Smart Home components like those we're using at Playa will climatize your home, turn on lights, monitor an irrigation system -- even start a pot of coffee brewing so it'll be fresh when you arrive. All the building's electronics are integrated and can be activitated via telephone. And at the end of the day, you can turn off all the lights and set the perimeter alarm in your house without getting out of bed. Nice.

www.homeauto.com

At Playa we are installing a central vacuum system throughout the house. Because the dirt and dust is whisked away immediately this contributes to improved indoor air quality in the home. A central vacuum system consists of a central power unit and receptacle located in the machine room. Wall inlets are strategically placed in the home with tubing connected to the central unit; all you need to clean your house is the hose and brush which travels with you from room to room. In the kitchen and other high traffic areas we will have automatic dustbins which activate with the touch of a switch; sweep debris up to the opening and voila! The dirt is gone. On the average, central vacuum bags and canisters need emptying once every three months.

http://home.howstuffworks.com/central-vacuum.htm

At Playa we're using polyurethane closed-cell insulation, a foam sprayed directly onto the home’s interior framing. We're also going to spray a layer of 3-pound closed-cell insulation on the roof; it insulates better than, with half the volume of, traditional fiberglass batting. Spray foam features improved air sealing ability and the flexibility to fill cracks and conform to odd-shaped cavities. It holds its shape over time and under adverse conditions; this rigidity helps strengthen the home’s wall system. Closed-cell foam has a thermal insulation value (R-value) high enough to bring the home to Energy Star standards using only half the thickness of fiber insulations.

By using spray foam we will greatly surpass R-value requirements; less energy is used to heat and cool the house, minimizing the home's impact on the environment. As an added bonus, spray foam insulation promotes healthier living -- it creates a vapor barrier that is mold and mildew resistant. It reduces airborne noise and dust making it the healthy choice for those who suffer from allergies, asthma or chemical sensitivity.

www.ncfi.com

After the drywall is hung, the seams and nail marks are spackled for a smooth interior wall finish. The excess needs to be sanded, which traditionally creates a lot of dust; at Playa we're using a high efficiency vacuum system to mitigate that dust. This reduces indoor air pollution -- creating a healthier environment for our workers -- and cuts back on the volume of dust escaping into the environment.

A "Living Wall" is a vertical planting system which creates a garden on a building's wall surface. Living walls help conserve energy by insulating the building envelope from both heat and cold. They also filter air particulates, improving air quality and help to reduce the urban heat island effect (UHI). At Playa we are installing a Living Wall on the northwest side of the structure; we intend to use approximately 500 square feet. Playa also showcases Trespa, a decorative and functional exterior treatment that mitigates heat and cold by creating an airspace buffer between the building and the outside world. This provides a barrier both from heat and cold, and adds aesthetic value to the home.

www.trespa.com

Quarrying of granite and marble has been hard, dusty work since time immemorial; slabs of stone are sliced from mountainsides and shipped to the sculptor's studio or the gourmet's kitchen. At Playa we won't disturb Nature for our countertops and tiles; we're using recycled products for both. Paperstone is an FSC-certified environmentally sustainable bio-composite surface made with 100% post-consumer recycled paper. Its manufacture uses far less energy while utilizing renewable resources. Another post-consumer recycled material is Icestone, a countertop with the durability of granite manufactured in an environmentally friendly process. Icestone is made of recycled glass and concrete in a daylit factory in Brooklyn, NY; its manufacture actively reduces the waste stream by redirecting glass refuse from landfills - www.paperstoneproducts.com - www.icestone.biz - www.columbiaforestproducts.com

Kitchen and bathroom cabinets are manufactured from FSC-certified plywood and/or particle board which contains no added urea or formaldehyde, making it non-off-gassing. This allows you to cook, eat and store your food products in a clean, healthy environment. We are installing Neil Kelly Cabinets in our kitchen and bathrooms. Neil Kelly Cabinets are manufactured using FSC certified woods, formaldehyde-free agriboard case/drawer material, and low VOC glues/adhesives/finishes. We are proud to partner with Neil Kelly as their Southern California dealer - www.neilkellycabinets.com

Timbron manufactures premium interior mouldings composed of 90% recycled plastic that are waterproof, mold and mildew resistant, termite proof, no-VOC and eco-friendly. Timbron products can be cut, nailed, glued, sanded and painted just like wood but unlike wood are not susceptible to moisture damage. At Playa we will make extensive use of Timbron products for baseboards, casements and moldings giving the home a rich, finished look without further depleting our precious natural resources. Timbron products are a great example of a green product with wide national distribution through Home Depot, making it readily available to builders and do-it-yourselfers.

www.timbron.com

Many manufacturers now offer no- and low-VOC (Volatile Organic Compound) paints that release significantly fewer polluting toxins, which means there is no off-gassing, no stinky paint smell and no disposal problem as with traditional paints. Low- and no-VOC paint is applied in the same manner and it is available in all the same colors as traditional paint. The amount of VOCs can vary widely -- if you are using paint with a VOC level of less than 10 mg/liter you’re doing pretty well. At Playa we are using Dunn-Edwards no-VOC paint; we've road-tested it in a couple of projects and it performs well: it covers easily, it doesn't smell funny and it's sturdy enough to withstand the wear and tear of Life.

www.dunnedwards.com

Much of the flooring throughout Playa will be bamboo, an environmentally friendly substitute for traditional hardwood such as oak. Bamboo is a renewable resource; it is a grass which self-regenerates for harvesting every five to seven years, requiring little in the way of fertilizers or pesticides. The bamboo flooring is installed with environmentally friendly mastics so there is no off-gassing. Bamboo is attractive and durable and comes in several different finishes, from blonde to walnut. Another flooring material under consideration is Icestone, as discussed in the Cabinets - Countertops - Tile section. Bamboo and other sustainable flooring and countertop finshes can be purchased through our strategic partner epOxyGreen.

www.epoxybox.com

Solar cells, or photovoltaic cells, are banks of devices that use semiconductors to generate electricity directly from sunlight. This electricity will be used to offset the carbon footprint of the home. Drawing less power from utility providers -- whose electricity is produced by traditional, non-renewable resources -- eases the demand on the power grid. We are installing approximately 742 square feet of photovoltaic panels to produce 7 kilowatts of energy; this will be sufficient to run the house and will likely provide excess electricity. The excess power can be fed back into the grid and the utility company will credit you for creating from a renewable resource -- the sun! We are also installing a set of rooftop panels for our solar water heating system; this is supplemented by tankless water heaters as detailed in the finish plumbing section

The Playa landscape is comprised largely of native California vegetation and drought-resistant Mediterranean plants. We are running drip irrigation lines from our greywater recycling and from our rainwater cistern throughout the landscaped areas. Drip irrigation is a highly efficient application of water directly to a plant's root zone utilizing emitters in lieu of of aerial broadcast of water by traditional sprinklers. Maintaining an optimum moisture level in the soil at all times results in less water lost to the sun and the wind. Added bonus: fewer weeds. An excellent source for native plants and information on xeriscaping is the Theodore Payne Foundation - www.theodorepayne.org

Paving and Decking
Permeable pavement permits excess water to drain back into the ground. This prevents runoff of rainwater and irrigation water into storm water systems. Permeable pavement can be as low-tech as broken recycled concrete or as high-tech as permeable asphalt; at Playa we are utilizing several permeable strategies. This helps replenish ground water and reduces ocean pollution. Trex and GeoDeck decking and railing is made from recycled wood and plastic. The plastic shields the wood from moisture and insect damage, so there's no rotting or splintering. The wood protects the plastic from UV damage and gives the deck a solid, natural feel - www.trex.com - www.geodeck.com

In drought-prone Southern California, being water-wise is of critical importance. We are implementing several methods of water conservation in our Playa home, from drip irrigation with greywater to solar water heating. Passive solar water heating systems have no pumps, controls, or moving parts. A gravity feed moves 60-80 gallons of hot water per day into a storage tank in the machine room. To supplement this, we are also installing ultra high efficiency tankless water heaters throughout the residence. With tankless heaters water is piped through a heating coil and delivered hot at the tap. When the tap is turned off the heating mechanism shuts off also. Our tankless heaters do not activate until the reservoir of solar-heated water is depleted. In addition to this, we are installing dual-flush, low flow Toto toilets; about a half-gallon less water is used for a light flush. Our showerheads are fitted with flow restrictors to curb the volume of water. And our washing machine is a front-loading computer-assisted water saving device that saves up to 30 gallons per load - www.totousa.com

If every American home replaced their 5 most frequently used bulbs with compact flourescent light bulbs (CFLs) we would save close to $8 billion each year in energy costs and reduce greenhouse gas emissions equivalent to nearly 10 million cars. We are using CFLs throughout Playa in our recessed lighting fixtures and traditional table lamps. In public areas, where we want better dimming capability, we are using high-end LED fixtures by PermLight or Nexus Lighting. Additionally, we are employing hybrid solar lighting (HSL) systems -- these collect sunlight by focusing mirrors that track the sun then transmit this light via optical fibers into the building's interior to supplement the conventional lighting - www.permalight - www.nexusie.com - www.sunlight-direct.com

More information on these and other energy-saving applications are found at www.energystar.gov, a joint program of the U.S. Environmental Protection Agency and the U.S. Department of Energy. Their mission is to help consumers save money and protect the environment through energy efficient products and practices. With the help of EnergyStar Americans saved enough energy in 2006 to offset 25 million cars' worth of greenhouse gas emissions -- and saved $14 billion on their utility bills.