We are planning to put our construction project on display so we can show others how we are following ‘green building principles’ by using innovative building materials and innovative construction practices.  We decided to offer six informational sessions from now (October 2009) through May 2010 and invite people in the construction industry value chain to attend.

In our view, ‘green building principles’ are those as promulgated by the U.S. Green Building Council (USGBC) and, applicable to us, the LEED for Homes program.

Advocating Green Building Principles

We advocate green building principles for several reasons.  First, we believe following these principles is required for sustainability of our planet and subsequent generations.  Second, we believe following green building principles will result in better indoor air quality, which has direct health benefits.  Finally, we believe there is a financial benefit to following green building principles.

The cost of following green building principles is currently higher than otherwise, largely because of the extra documentation required and the low volumes of certified green building materials and innovative building materials.  The extra documentation required is costly because the processes and automated systems are not in place to provide that documentation at a low cost.  As with most supply conditions, there are economies of scale that, with competition, help to lower prices.

These problems will be addressed with the increased adoption of green building principles.  However, the adoption remains slow. 

We advocate green building principles and would like to help increase the adoption rate in our community.

Accelerating the Adoption of Green Building Principles

One of the barriers to construction and renovation of more green building is the lack of understanding of the new building materials available and the sustainability of those materials.  Educating the participants in the construction value chain needs to occur at all points, from the architects and designers, through planning commissions, contractors and building officials/inspectors, to owners and tenants.  Importantly, building appraisers need to determine how to value the green features in buildings by understanding the financial and other benefits of those features. 

Third party certification programs, including USGBC LEED and Build It Green help generate awareness and understanding of green building techniques.  For example, under the LEED-H program, applicants can earn points for ‘Education & Awareness’ as set out below (E&A 1.3):

1.3 Public Awareness (1 point). Promote general public awareness about LEED for Homes by conducting at least three of the following activities:

a) Hold an advertised, attended public open house that lasts at least four hours per day on at least four weekends or participate in a green building exhibition or tour. The home or building must display at least four informational stations about the LEED for Homes features (and/or offer a guided tour that highlights at least four LEED for Homes features).

b) Publish a Web site with at least two pages that provides detailed information about the features and benefits of LEED homes.

c) Generate a newspaper article on the LEED for Homes project.

d) Display LEED for Homes signage, measuring six square feet or more, on the exterior of the home or building.

By including public awareness as a criteria, the USGBC has created the mechanism for applicants to help educate others in the local community and through the internet, and reward applicants for doing so.

In our municipality, the City of Monte Sereno, we are not allowed to post signs so we are proposing changes to the sign ordinance.  Although Monte Sereno has formally acknowledged both the LEED and Build It Green programs and now require permit applications to include a completed Build It Green checklist, the City of Monte Sereno is not actively promoting these programs in our community.

Challenges with Elements of Green Building Principles

Many of the elements in a green building are only seen during construction as these elements are ‘covered’ by finishes or other materials.  For example, consider the structural elements, waterproofing under the foundation and roofing materials, rainscreens, geothermal ground loops.  The hidden elements are known to the builders but very few others in the construction industry value chain.

Even when the elements in a green home can be seen, people may not understand and/or appreciate those elements.  For example consider low VOC paints and finishes, materials from within 500 miles, reclaimed wood that has been remilled, etc.  If people do not understand or appreciate those elements, they will assign little, if any, value to those elements or features.

Consequently, we are going to host six informational sessions through our project that will highlight our green building principles, and innovative building materials and innnovative construction practices.  Our objective is to help educate participants in the construction value chain by making green building principles more tangible.

Informational Sessions and Timing

We plan to offer six infomational sessions on Saturday afternoons, from 12:30 pm to 4:30 pm.  Attendees will be required to confirm their attendance in advance, so we can avoid disturbing our neighbors too much on these days.  The dates and focus of these six informational sessions are as follows:

10/24/09 Structural Concrete, Waterproofing and Hollow Core Concrete Panels

Attendees will see the structural elements of the building and understand the construction challenges that we face and how we addressed those challenges in an environmentally friendly manner.

11/07/09 Structural Insulated Panels

We will show how the building is constructed using our SIPs (manufactured by Insulspan), including the various connections required and seismic requirements (e.g., shear walls).  Attendees will see how our SIPs integrate with the existing structure.

12/12/09 Mechanical, Radiant Heating and Cooling, and Plumbing

Attendees will see how the mechanical systems in the building are designed and installed, and how these systems integrate with the overall building design.

02/20/10  Geothermal Heat Exchange and Photovoltaic Solar Panels

We will profile the geothermal heat exchange equipment and show how it works, and how it is integrated with our photovoltaic solar panels.  Participants will see how these systems were designed to be scaleable in the future.

03/20/10  Windows, Doors, Fixtures and Finishes

At this informational session, attendees will see the building as it nears completion.  Many of the fixtures and finishes will be completed at this point and the ‘green’ features of these elements will be profiled.

05/15/10  Pre-Commissioning

The appliances will be in place and this will be one of the last opportunities to see the building before it is commissioned for our family.  The building control system should be in place, with the heating, lighting and resource consumption (water and energy) systems in place.  The passive features of the building should be apparent at this time.

Monte Sereno does not allow signs to be posted within the city boundaries.  The ordinance prohibits all signs and then allows five exceptions.

We would like a sixth exception so we can have a sign showing the ‘green’ features of our Eichler.  This will help to educate others in our community and we will meet the requirements for Awareness and Education (AE 1.3).

Background

Bryan addressed our City Council meeting several months ago, showing the City Council that other communities allow signs in front of LEED-H homes outlining their energy saving and other features.  Council directed Bryan to work the City Manager, Brian Loventhal, on proposing changes to the sign ordinance.

LEED-H Awareness & Education

Awareness & Education 1.3 states:

Display LEED for Homes signage, measuring six square feet or more, on the exterior of the home or building.

All of the homes pursuing Platinum certification in the Bay Area that we have toured have been able to put signs in front of their homes during construction.  Awareness and Education points are easy to achieve, relative to some of the other points available.

Examples of Signs in Front of LEED-H Homes Seeking Platinum Certification

Bryan has visited a number of homes in the Bay Area pursing Platinium certification under the LEED for Homes program.  These visits have included the Margarido House in Oakland (certified), 2180 Bryant Street in Palo Alto (under construction), and the Kaneda Residence in Cupertino (under construction).  Each of these homes have signs.

Sign in front of the Margarido House in Oakland.

Sign in front of the Christiansen Pierret Residence at 2180 Bryant Street in Palo Alto.

Sign in front of the Kaneda Residence in Cupertino.

 City of Monte Sereno’s Sign Ordinance 10.13.010

Monte Sereno’s sign ordinance is as follows:

10.13.010 Signs, permits, scenic corridor exception.

No sign, billboard, poster, pennant, flag or display unit shall be erected, displayed, established or maintained within five hundred (500) feet of any road, highway, street or public place within the boundaries of the City except as otherwise provided herein.

A. One non-illuminated sign may be erected on each street frontage for any lot or building which serves solely to advertise the sale, lease or rental of or an offer to build to suit on the premises where the sign is located, provided the sign does not exceed six (6) square feet in area in a residential zone. This exemption is only available when all or part of the premises is actually available for the transaction advertised.

B. Non-illuminated, off-site, portable signs directing customers to the location of an open house which is for sale are permitted, unlimited in total number, but limited to one double faced sign per corner of an intersection or on a privately owned parcel. The signs shall not exceed an area of one (1) square foot per face and shall not be more than four (4) feet high. Open house signs shall contain no individual, or individual company advertising. Prior permission shall be obtained from the property owner if the sign is to be placed on a privately owned parcel. The signs shall be removed each day after the closing of the open house. Open house signs are an exception to the rule prohibiting off-premises signs and signs on public property.

C. The owner, occupant or resident of any property may erect and maintain without obtaining any permit one sign giving his name and address at his mailbox and one additional sign upon said property, neither of which shall be more than three (3) square feet in area.

D. Within the scenic corridor defined by the State of California upon designation of the Saratoga-Los Gatos Road, State sign Route 9, as an Official State Scenic Highway, only those signs allowed in Subsections A, B and C or existing on-premise signs as provided for in Subsection E shall be permitted.

E. Any existing on-premise sign lawfully established on or before the effective date of this Chapter may be maintained for a period of not to exceed three (3) months from the passage of this Chapter during which period the owner shall either remove the sign or make application for and receive a permit for the said sign under the provisions of this Chapter.

We drafted a sixth exemption and submitted it to the City of Monte Sereno today.  Our proposed wording is:

F. One non-illuminated sign may be erected on each street frontage for any building where such sign serves solely to describe the environmentally friendly features of the building materials and construction practices that follow a recognized national, State of California or local building environmental certification program provided the building has been registered under that recognized building environmental certification program. Signs allowed under this exemption shall contain no individual or individual company advertising.

The City Manager, Brian Loventhal, reviewed the proposed language and thought it was a good start.  He suggested that the certification program could be one recognized by the City of Monte Sereno, since the City has formally recognized Build It Green and LEED for Homes.  Also, he asked whether there should be a maximum size included in the ordinance.

Next Steps

Brian Loventhal will work on the wording and have this item included on the agenda at a City Council meeting in the next 60 days.

We will follow up on this.

This was an interesting day … Doug McNeil invited us to the Los Gatos/Monte Sereno Police Foundation summer picnic.

The event was held at the home of Larry Arzie and David Stonesifer in Los Gatos. It was a beautiful California day, and the “who’s who” in Los Gatos and Monte Sereno attended the event.

We wondered around, chatting with people and enjoying snacks and local wines.

After Chief Seaman made his remarks, we decided that we should try the flak jackets and the assault rifles since they were right behind us.

Jo-Anne Suits Up

Loaded with gear, Jo-Anne was now prepared to negotiate with our contractor, Bill Brown!

Ready!

We were having fun and then returned the equipment. A man asked Jo-Anne for her name, then gave her his card. Yes, he was a photographer with the Los Gatos Observer.

Take a look at the full story in the Los Gatos Observer (you will have to scroll down, way down).