n09 Green Dancer

Building a Green Home – The Inside Story

The Tricky Tale of the True Meaning of “Built Green from the Ground Up”

and other Fractured Fairy Tales of Triumph

Have you ever wondered...

How home construction is like a game of chess?   The Proverb of Proper Planning (sometimes) Preventing Potential Problems.

What to do when the City of Shoreline requires underground power and City Light doesn't have the infrastructure to support it?  The Irresistible Force Meets the Immovable Object in this Tale of Fun and Games...

What IS the difference between hardscape & impervious surface?  The Fascinating Fable of Dueling Definitions.

If “No Dumpster Construction" is a good idea? The Scintillating (and slimy) Saga of Sorting Treated Timbers and Trex from Tea bags

If Recycled Paint is a Good Idea? The Meandering Montage of the Matter of Recycled Paint

PLUS

“Free Rhodies” The story of a stalwart assemblage of shrubs that narrowly escaped from the frenzy of demolition and are now free, awaiting adoption to good homes courtesy of Ohashi Specimen Trees.  View this action-packed video drama that will remind you of  Pandora's floating "Hallelujah Mountains"

Building a home is an adventure of a lifetime. There are certainly many challenges but it should be fun (mostly...)  Though they may seem like the Fractured Fairy Tales of our childhood cartoons, these tales are real,  and will be spun from the straws of experience to the gold of paying our lessons forward to you in this tour of a practical Green-built home.

Background

The owner of this home has been interested & involved in environmental issues for her entire life.  This project is a combination of a desire to live with a minimal footprint while attaining a dream of a personal space for artwork, life's necessities and Ballroom Dancing.

The Home

We have incorporated many green features including an efficient building design that maximizes space, minimizes energy loss and construction costs, multiuse spaces,  a large south facing metal roof for future solar installation and rain water collection, above-code insulation, heat recovery ventilation (HRV), smart tankless hot water heater, ductless heat pump and other green techniques and technologies.

Our Goal for the Tour

Many lessons have been learned along the way & we are eager to share our mistakes (and thoughts on avoiding them) as well as our successes.  Plus, see the inner workings of things “behind the walls” with mock-ups and slide shows.  And, talk with the planner, contractor, owner, subs and the gardener.

Architectural Design

Things we did well:

Efficient building design that maximizes space, minimizes energy loss and construction costs

Multiuse spaces

Space for a future south-side green house is planned that will allow for a productive vegetable garden and passive solar heating

Wide doors & stairs to allow future retrofit for use for partially disabled

Things we could have done better:

Better research on LEED certified, but affordable products

Better advanced coordination with subs to require use of post-consumer recycled supplies (e.g. electrical boxes)

The Permit

Things we did well:

Overall the permitting process was quick, efficient & practical with a great deal of help & patience from the City of Shoreline

Things we could have done better:

We could have had better coordination with advisors, City of Shoreline & City Light.  Ignorance of the resources and constraints of these agencies & the complexities of their interactions lead to minor delays.

Site Elements and Design

Things we did well:

Existing trees & shrubs that had to be removed were preserved through Ohashi

Most vegetation (the owner’s garden) was retained, much of which is native

When completed, all storm water will dispose on-site and rain tanks will be installed

Permeable surface driveway installed

A green house for food-production and passive solar heating is planned.  In the meantime, the permaculture concept of a Sun Trap will be created on the south side of the home for vegetable gardening and fruit trees.

Things we could have done better:

In some areas, all top soil was lost during excavation leaving underlying glacial till which is like concrete

Demolition and Waste Management

Things we did well:

Demolition was done with the advice of Second Use and their cooperating company Demolition Man.  Within the constraints of regulations on lead paint and asbestos disposal, all that could be, was reused or recycled.

No dumpster was used for construction. Nearly all that could be, was reused, composted or recycled.

Things we could have done better:

“No Dumpster” needs to be more practical and user (sub-contractor) friendly

Fewer trips to Home Depot should always be a goal ...

Construction

Things we did well:

All wood from certified sustainably harvested supplier

Large south facing roof for future solar

Prepped for solar hot water & power

Metal roof for future rain water collection

Highly insulated for maximum energy conservation

Smart, tankless hot water heater

Heat Recovery Ventilation  (HRV)

Split Mini Ductless Heat Pump

Recycled paint was used for the interior drop & final coats

Things we could have done better:

Framing with 24” centers instead of  16” planned into original design & engineering

Use of more engineered wood products planned into original design & engineering

Get educated in advance on foam-in insulation so a choice other than polyurethane could be selected.