February 2010 Green Home Tour

Posted on February 1, 2010 by mmuhsam

For this month’s tour we will be visiting Beau Developments new urban lofts project in Seattle’s Judkins Park Neighborhood.  This community of homes are very unique not only for their extensive use of green building materials, but for the fact that they will be the first homes in the city of Seattle to be certified under the US Department of Energy Builder’s Challenge program.  They are estimated to provide their homeowner’s with a 40% reduction in energy costs over homes built to the 2004 IECC home. 

As with all of our tours, they are intended to be more than just a tour of a home, but a complete green building experience.  Participants are given an introduction to common green building materials at ecoHAUS and then a quided tour of a selected green project led by the people that are responsible for the homes design and construction.

Tour starts at ecoHAUS at 11:00 am on Saturday, February 13th and will conclude at roughly 2:00 pm at the Beau Development site.  Refreshments will be served at ecoHAUS before carpooling to the tour of these homes. 

RSVP matt@greendwellingseattle.com

Click here for directions to ecoHAUS

Click here for directions to 2415 South Norman Street

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Dwell Development-Making Modern Meaningful

Posted on January 31, 2010 by mmuhsam

January 31, 2009.  Seattle, Washington.  Dwell Development is one of a select group of Seattle Design + Build firms that have risen to the top during a very challenging period in the local and national real estate markets.  They have established a strong brand identity and have set a high bar for residential infill development with their skillful blend of design, quality, environmentally friendly building practices and community involvement.

Dwell has been dotting the urban landscape with their striking designs since 2005 with a simple goal of creating positive additions to Seattle’s neighborhood communities.  They have chosen to focus on areas with strong connections to public transportation, a high degree of walkability, and an elevated sense of community involvement.    

With recent code revisions that allow for Backyard Cottages to be constructed on conforming lots citywide, Dwell is proud to announce a complete service for individual homeowners who would like to take advantage of all the benefits of Backyard Cottages and do so with the high design they have come to expect from this boutique design + build firm.  This “Dwell in a box” approach will enable homeowners to increase the value of their home, provide affordable housing, generate income, and provide for aging family members, amongst a host of additional benefits.  They will work closely with homeowners to manage the permitting, design, construction, and finishing details; all within an affordable budget.         

Dwell has made a conscious decision to grow slow, to make better homes that constantly strive for increased efficiency and reduced environmental impact.  They have always highly prioritized their emphasis on design and have stuck to that vision with every step.  “We want to be known for making the coolest homes, for making designs that inspire and surprise people” says Dwell Founder Anthony Maschmedt.  He continues “we build our homes to be as efficient and environmentally friendly as we possibly can, and try to improve on those goals with each new project.  Building green means building better, add great design and we think we are building the best homes in the city”.   

Dwell continues to create hip, urban homes and is under construction on their latest project 1105 Dwell, scheduled for completion in April 2010.  They have uniquely prepared themselves to provide Seattle’s urban homeowners with an opportunity to contribute to increased population density and to make positive contributions to their communities.  They see that they are in a position to make a broader impact on thoughtful, forward thinking development outside of the speculative residential market and are excited for what the future will hold.

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Radiant Heat and On Demand at 1105 dwell

Posted on January 31, 2010 by mmuhsam

In our last post about Dwell Developments project 1105 dwell, we talked about creating a comfortable, healthy efficient interiors within these homes.  Specifically we touched on the Heat Recovery Ventilators they have installed.  These HRV’s will keep the homes supplied with plenty of air, manage indoor moisture, and will do so in a very efficient manner.

Another one of the many unique features of these homes is the choice they have made to heat the interior spaces and meet the homes domestic hot water needs.  The single piece of technology they have chosen for these purposes is a Navien Condensing 98% Water Heater.  This is an all-in-one unit comprised of a boiler that heats the water as needed and utilizes heat exchangers within the unit to deliver the proper temperature water for the radiant heating  while simultaneously delivering hot water for use in laundry, dishwashing, showers/baths, and sinks.

The Navien system is 98% efficient meaning that out of every dollar spent to heat the water only 2¢ worth of that energy is lost to the exhaust.  The way this is achieved is through heat exchangers.  These units are equipped with two heat exchangers; one for turning cold water into hot and the other being a condensing heat exchanger that uses the condensation that is created as a result of the cold water cooling the hot gases inside the unit.  Normally these hot gases would escape through the vents in a conventional hot water heater.  In this case the heat in the condensation is utilized to help heat the water, dramatically increasing the efficiency of the unit. 

Both for the radiant heat system and for domestic hot water it is necessary to bring the water to a specific temperature.  This is achieved by sending the hot water through mixing valves that are controlled by a thermostat to deliver just the right temperature water on a constant basis.  These mixing valves will introduce just enough cool water to the heated water to maintain the desired temperature.  With the capabilities of the Navien unit homeowners can enjoy a virtually endless supply of hot water.

At 1105 dwell the radiant heating systems has been installed in two seperate applications.  On the lower levels the pex tubing has been embedded in the concrete floors.  Heating this concrete slab creates a significant amount of thermal mass that can be taken advantage of for heating during cooler months.  In the warmer months of the year this same thermal mass will contribute to the cooling of the home as it will remain cooler that the air that surrounds it when it is not being heated.  On the upper floors the radiant heat is being delivered through the same pex tubing, however in this case the application method is known as staple-up.  It is just what it sounds like.  The tubing that carries the heated water is attached to the sub-flooring with large staples that stradle each side of the tube.  The contact the tubing makes with the floors in combination with the insulation that has been placed between the floors will direct this heat into the flooring surface and spread that heat evenly across the interior spaces. 

Radian heat provides a comfort at lower thermostat settings, aides in healthy indoor air quality, is quiet, and greatly reduces drafts in homes.  On demand hot water systems are an efficient, space saving means of providing an ample supply of hot water as it is needed, rather than maintaining a volume of heated water even when it is not in use.  These are just a few of the ways that these homes will give back to their homeowners just as much as has gone into their design and construction.

If this is the first post you have read about Dwell Developments 1105 dwell project take a few minutes to look back through past posts.  These homes are available for presale and we are happy to coordinate site tours for interested homebuyers as well as those of you who may just be interested in seeing how these homes are constructed up close.  We will cover the remaining aspects of these homes construction in future posts and encourage your comments and feedback.

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Seattle Green Building-Efficiencies at 1105 Dwell

Posted on January 16, 2010 by mmuhsam

This will be the first of many posts related to communicating the efficiency measures that have gone into Dwell Developments most recent project, 1105 Dwell and how they are intended to create not only a comfortable interior, but to also dramatically reduce the homeowners energy bills and to ensure healthy indoor air quality. 

In a past post we discussed the Structural Insulated Panels that make up the majority of the exterior structure of the homes.  These panels offer an average R-Value of R-45 for the Roofs and R-23 for the Walls; create an envelope that is extremely airtight.  Combined with the extra care that has been taken to seal venting penetrations and window openings these homes will far outperform typical homes that lose as much as 40% of their heat through air leakage.  

Creating such an airtight home brings proper ventilation into greater consideration in order to minimize moisture build-up on the interior and ensuring healthy indoor air quality.  To alleviate any issues that could arise due to poor ventilation and air circulation Dwell has decided to use Heat Recovery Ventilators (HRV) which are an excellent means of introducing a steady supply of fresh air into the home, to vent the indoor air and to manage the overall moisture levels within the home. 

HRV’s are a very efficient mechanical addition to the home.  As cool fresh air is drawn into the interior it is passed through a heat exchanger which utilizes the warmth of the indoor air to preheat the cool air before it is introduced to the house.  This can have a measurable effect on the energy which is required by the homes heating system resulting in lower heat energy costs.

A network of small diameter ducts are installed throughout the home to vent the indoor air and to introduce the preheated fresh air.  The heat recovery ventilator is set to run as often or as little is needed to accomodate the number of fresh air exchanges required by the square footage of the home.  The fans within the HRV operate at a relatively low CFM and are all but essentially silent in their operation. 

As we continue to talk in future posts about the efficiencies that have been built into these homes we want to impress upon you the role energy efficiency plays in green building.  As energy rates continue to rise and our energy infrastructure becomes more and more stressed these efficiencies will not only reduce the operating costs to the homeowner, they will add value to the home on an ongoing basis.  We are working hard to find ways to clearly, simply communicate the benefits of efficiencies and we are excited to introduce simplified explanations of them to you. 

As 1105 Dwell moves toward completion we are happy to provide guided tours of this outstanding project.  If you would like to know more or schedule a time to visit the project please let us know.  If this is the first post you have read regarding 1105 Dwell please take some time to review past posts.  We will continue to follow this project right up to it’s completion and have group tours and events planned for the coming months.

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Seattle Green Building on Siding a Modern Home-1105 Dwell

Posted on December 12, 2009 by mmuhsam

As we continue to follow the construction at 1105 Dwell we want to take a quick look back at what we have covered so far and then to move forward as the siding is applied and the homes really start to take shape.

In past posts we have covered the Foundations, the Structural Insulated Panels (SIP’s), and the Windows on this project.    Now it is time to move on to siding and roofing, after which the majority of the interior work will be completed.   All homes are basically a layering of materials built upon a solid foundation, and all of these systems work in conjunction with one another to provide a home that is beautiful, efficient, and durable.

At key intersections, say at window openings special consideration is needed to assure that moisture is properly dealt with and directed away from the home.  You will see from the image that the window openings are wrapped with a self-adhering flashing that seals the union of materials that come together at window openings.  When the windows are installed additional flashing and air sealing will not only keep moisture from entering at these window openings it will also provide an airtight seal around them.

Moving on to preparing for the siding to be applied, the entire exterior surface of the homes (with the exception of the roof systems which we will cover in a future post) will be covered in a waterproof sheeting known as tar paper.  This is a waterproof, yet breathable material that will allow moisture vapor to move from the interior spaces out and away from the home, but will not let moisture in from the outside.  At this point another layer of self adhering flashing is applied as duplicate insurance from the intrusion of moisture.  The exterior and openings are now ready for the final layer, siding.

Dwell Development has chosen to use a combination of siding techniques at 1105 Dwell.  The grey material in the first image is called fiber cement siding.  Fiber cement siding is made of cement, sand, cellulose fiber, and fly ash.  It is fire resistant, recyclable and a particularly durable and low maintenance material.  The other they have chosen to use is called a Rainscreen Wall.

Rainscreen Walls are a siding technique that employs four major components to produce an assembly that is effective and durable.  The four components are 1) A rigid support wall (SIP’s), 2) A drainage layer (tar paper), 3) An air gap (See battens in image), and 4) Exterior siding which in this case is cedar that as you can see has small gaps between boards.  The siding in a Rainscreen wall serves primarily to protect from direct impact of rain and objects.  It is the drainage layer that is the weather proof seal of the home.  The battens hold the siding material consistently away from the homes drainage layer so moisture that does come behind the siding has a quickly and effective way to get out.  This air gap will not only aid in the transfer of moisture from the interior spaces it will also help to cool the home in warmer months through natural convective heat transfer.

Next week we will be talking about the roof top decks that these homes will have.  Especially in urban settings rooftops are an ideal place to create outdoor living space.  In this case they also offer outstanding views and a place to grow food.

These homes will offer a behind the walls tour by the architect and builder on Saturday, December 19th.  Visit the tours page for more information.

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Backyard Cottages Citywide in Seattle

Posted on December 7, 2009 by mmuhsam

Image Courtesy of Dwell Development

Live within Seattle City Limits?  Want to do something for yourself, your family, your community, the environment?  Backyard Cottages are here.  Basically they are small structures, 800 Square Feet and less that are built as detached accessory dwelling units to an existing home.  Typical designs could include such features as bedrooms, bathrooms, kitchens, a workspace, or whatever you’re particular needs dictate.    

On November 2nd the Seattle City Council unanimously approved code revisions that will allow for backyard cottages city wide.  Since 2006 permitted construction was allowed only in Southeast Seattle, but with the recent vote, any homeowner whose lot meets zoning and various other requirements will be allowed to build one on their property. 

The requirements are basically spelled out to allow backyard cottages to be constructed on city lots that are 4,000 square feet and larger.  The 800 square foot maximum for a backyard cottage would include garages and any storage space.  The property owners must live in either the primary home or backyard cottage for at least six months out of the year, and total lot coverage for all structures on the property may not exceed 35%.   The height requirement for most backyard cottages would be 22 feet.  If the lot is more than 50-feet wide, or 40-feet wide and adjacent to an alley the height could be 23 feet tall.  These are just the general guidelines, for more information go you can visit the Seattle DPD.

This is an exciting development for anyone who is looking for creative ways to add value to their home.  They are an ideal place to care for aging parents, to provide a place for children returning home to have a separate space, or to simply have a bit more space for your “stuff”.

Backyard Cottages are also a great opportunity for individuals to take on manageable green building projects that can be truly affordable.  These are small spaces that can easily be built to the highest levels of efficiency with materials that are durable, healthy, and sustainable.  For those that would like to reduce by reuse this can be a great chance to try your hand at the use of recycled building materials.        

For many local architects whose designs are placing more and more emphasis on human experience, efficiency, community, and the environment this is great news.  Designs can be adapted to existing structures in such a way as to avoid disrupting the personality of a neighborhood.  They fit with the scale of existing structures, adding depth and not confinement.  Because these are relatively small projects and you want to make the most of your space, utilizing the services of an architect is recommended.  You will be amazed at what you can do with 800 square feet.    

Backyard cottages are an excellent way to invest in your property and to potentially offer affordable housing for singles and couples at the same time.  They are a way to add density to our urban neighborhoods without the need for additional infrastructure.  We sincerely hope they will become a popular option for Seattle’s homeowners. 

In the coming weeks and months we will be talking a great deal about Backyard Cottages.  We would like to help introduce you to the possibilities that exist and to help connect you with the right people to help with design and construction.  This is a chance for homeowners to take a journey into the world of green building by adding density, providing affordable housing, reducing suburban sprawl, and benefiting the community.  They will challenge your architectural wit, give you some breathing room, and add value to your home.  If you have questions about how to get started please let us know.  We would be happy to spend some time getting you off on the right foot.

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GreenDwellingSeattle December 2009 Green Home Tour

Posted on December 4, 2009 by mmuhsam

Behind the Walls at 1105 Dwell

The GreenDwellingSeattle tours are designed to be more than just a walk through a home, but a complete green building experience.  Participants are given an introduction to common green building materials at ecoHAUS and then a guided tour of a select green home led by the people that are responsible for the homes design and construction.  This month we will be taking a behind the walls tour of Dwell Development’s latest project in Judkins Park.  We will have a chance to see the construction techniques, materials, and systems up close.  This will be a truly unique experience that should not be missed.

Tour starts at ecoHAUS at 11:00 am on Saturday, December 19th and will conclude at roughly 2:00 pm at the Dwell Development jobsite.  A light lunch will be served at ecoHAUS before carpooling to the tour of these great homes.  RSVP matt@greendwellingseattle.com or visit the Tours page for more information.

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Eastside Green Building-Taltree ecoVillage Gets Underway

Posted on November 25, 2009 by mmuhsam

We are very excited to introduce you to a modern, innovative and sustainable community being developed in Redmond, Washington by YS Development.  The Taltree ecoVillage is the next in an impressive list of projects that have been brought to the eastside market by this pioneering modern-green development firm.  Having completed the first two Built Green 4-Star homes within the city of Kirkland, YS Development will be building the Taltree project as part of Redmond’s Innovative Housing Demonstration program. 

These 9 detached single-family homes will offer such features as underground parking, walking paths, a community house, native landscaping and a design sophistication rarely seen on the eastside.  The site has been designed by renowned Johnston Architects and will be built to the highest levels of Built Green and Energy Star home standards. 

 

For some time now we have seen green building gain a strong footing in many of Seattle’s urban neighborhoods, however development of this type is still very new to the communities east of Lake Washington.  The Redmond Innovative Housing Demonstration program is intended to encourage diversity in housing choices on the eastside.  The inclusion of projects like Taltree will help to raise awareness of the social, environmental, and financial benefits green building represents. 

The Taltree ecoVillage will offer three different floor plans ranging from 1600 to 2500 square feet with price points from $500,000 to $825,000.  The homes are currently being marketed as a pre-sale with a unique twist; the developer is seeking a “founders group” of sorts to contribute perspective and design priorities that will become part of the final design of the project.  The founder of YS Development, Yuval Sofer wants to bring a highly efficient development that truly fits the needs of its homebuyers and is pursuing this approach as a means of realizing the full potential of this community development.  One of the main goals is to create a high quality community of social living while maintaining privacy and seeking the input of it’s future homeowner’s is seen as key to the process.  “If people are going to be living in a community setting it seems right to give them the opportunity to play a part in the design process” states Sofer.  He continues “we can go with what we see as the priorities, but understanding how they resonate with people will help us to do something that really works for everyone, individually and as a group”.

We will be following the progress of this project as it goes along and will be organizing a number of public events and tours in the coming months.  If you would like to know more about the project please feel free to contact Yuval Sofer directly, visit the YS Development website, or you can also find it on the Real Estate pages of the GreenDwellingSeattle site.

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Seattle Green Building-The Windows at 1105 Dwell

Posted on October 29, 2009 by mmuhsam

With the Structural Insulated Panels in place it is time to start installing the windows at Dwell Developments new project 1105 Dwell.

DSC05094Dwell is well-known for their designs that are bathed in natural light and that offer unique views of their surroundings with the careful placement and selection of windows.  Specifically in the case of this project the homes are located on a site that slopes from East to West with views of Judkins Park, Beacon Hill and Downtown Seattle.  With this in mind architect Julian Weber has designed this project with double height corner windows for each home with lofty living spaces that are oriented in such a way as to take advantage of the unique view corridors that the site allows for.  The effect on the aesthetic of the design is striking; not only from the exterior, but from the interior perspective as well.

The choice of windows is very important when designing any home, especially when the windows are such an integral part of the architectural details. Dwell has chosen to use Pella Proline windows for this project that feature a wood interior and an aluminum EnduraClad® exterior.  These windows are beautiful inside and out and the wooden interiors lend a great deal of warmth to the modern design of the homes.

DSC05091It is not just the look of the windows that is important, but the efficiency, durability, and functionality of those windows are also important considerations.  This particular model is one of the most durable and long lasting windows available on the market and offers low-E glass and air infiltration standards that meet or exceed ENERGY STAR® guidelines.

DSC05089

The extensive use of operable windows in these homes is an excellent approach to passive ventilation as opposed to the use of air conditioning during warmer months.  Although the homes will be equipped with a whole house fan that will be used year round, it is possible to strategically open certain windows in the home to create a refreshing breeze and the fresh air exchanges that will contribute to healthy indoor air quality as well.

If this is the first post you have read in our Seattle Green Building series please take the time to go back and visit past posts.  We hope to help you gain a greater understanding of how a home is constructed and to illustrate the many ways that thoughtful, forward thinking design and development can have a positive impact on our lives.

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Seattle Green Building-Dwell Development’s SIP Walls on 23rd

Posted on October 2, 2009 by mmuhsam

As part of their ongoing efforts to build homes that consider efficiency and the environment as much as design and livability, Dwell Development has decided to use SIP Walls for the exterior envelope of their new project, Dwell Over the Park.  Let’s take a look at exactly what a SIP (Structural Insulated Panel) is and talk a bit about the many benefits their use offers for structural durability, energy efficiency, and reduced environmental impact.

SIP’s are most commonly made of OSB (Oriented Strand Board) panels that are sandwiched around a foam core made of expanded polystyrene.  These core materials are made of 98% air and the blowing agent used to expand the foam is CFC-free.  Only a small amount of petroleum is required to create the foam insulation and the manufacturing process uses 24% less energy than fiberglass of equivalent R-Value.  The OSB panels are typically made from fast growing species such as aspen or poplar and use nearly all of the wood of the harvested trees with very little waste.  To manufacture the panels layers of wood strands are oriented for structural integrity and then compressed and bonded together with wax and low formaldehyde resins.   

The benefits of SIP’s are many, but most notable would be that they create a strong, durable envelope with high insulation values and minimal air infiltration.  The structural characteristics of a SIP are very similar to a steel I-beam with the OSB skins acting as the flange of the I-beam and the rigid foam core providing the web.  For comparison, a 4-inch SIP wall has an insulation value of R-14 and will outperform a 2×6 stick frame wall with R-19 fiberglass insulation.  When a blower door test is conducted after the home is constructed SIP’s have been known to be 15 times more airtight than their stick framed counterpart with fiberglass insulation.  This is significant when you consider that up to 40% of a homes heat loss is due to air leakage. 

Constructing a home using SIP’s can save as much as 55% over conventional wood framing costs and from an operational standpoint they can reduce heating and cooling costs upwards of 50%.  They are manufactured offsite to custom specifications and as such offer a reduction in initial resource demand and jobsite waste.  While the technology for SIP’s was developed in the 1930’s in the severe Wisconsin climate, they are now widely used in construction projects all over the world. 

Dwell made the decision to use SIP’s for their latest project because of what they had to offer from a structural, efficiency, and environmental benefit perspective.  The future homeowners here will value them for their durability, comfort, and reduced utility costs. 

If this is the first post you have read in our Seattle Green Building series please take a few minutes to look over past posts.  There is a wealth of interesting information there designed to help you understand how homes are built and how homes built with the environment in mind are the logical and necessary future of homebuilding. 

Sources: www.sips.org, www.en.wikipedia.org/wiki/structural_insulated_panel

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