Greenbush Update - The Waiting Game

Before, we were waiting for the final drawings to be done (our architects pushed it through remarkably fast, so thank you!), and now we're playing the waiting game again.

Rendering for Greenbush, MN project, via Vivus Arhictecture + Design

This will hopefully meet the LEED-H criteria once it is built, use local materials, and also teach the local community and contractors about green building.

As I posted earlier, we are currently waiting for construction bids to come back. It is hunting season in Minnesota so we're expecting the first bids to come in by December 1st.

We are also exploring options for financing the construction loan. We have had one amazing person offer a personal donation but we will only use that if we cannot obtain the construction loan through the bank. The housing market has changed so drastically in the last 18 months and it is not as easy to get a fully-covered construction loan as it used to be, even for a green, energy-efficient house. We still need to sell the house eventually and the market isn't as promising as we'd like. The hope is to pre-sell the home first to someone working at the Central Boiler plant, since their expansion was what initially prompted the need for housing in that area.

In the meantime, I am going over the LEED-H criteria in anticipation of questions, questions, and questions!

Stay tuned for more updates!

Greenbush Update

Last week on November 1st, the team met with local builders, contractors, and community members about the Greenbush project. Complete sets of blueprints as well as criteria and information about LEED for Homes was provided.

It is about to be hunting season, so the contractors will have one month to put together their bids.

Our initial thought was to have an open bidding process, but because of the turnout and loyalty from people since the beginning, only interested parties will have the opportunity to bid.

We have hired NWCAA to act as the supervisor on the project. We are still looking for a general contractor, which caused some initial confusion as to who was available to bid. We are encouraging each submitting general contractor needs to seek proposals from each subcontractor/contractor that has been involved so far, not just the ones they are used to working with. Once the proposals come in, we may go over everything and change subcontractors or even add more to make sure the project gets the most economic development impact. This is not a normal route for building construction, and makes some GCs wary, understandably so. However, this is why we hired Tim from NWCAA to supervise the GC.

This project is not "normal" and is attempting a different structure in order to reach the greatest amount of people. Aitkin was the same way - lots of questions and concerns and changes - and in the end, it worked out great.

One other concern expressed was the amount of work involved in documenting for LEED. After we choose all contractors, we will be holding a meeting with our LEED provider, who can hopefully answer some of their questions and spell the benefit for them. They have no problem understanding why energy-efficiency and "green" is good, but the documentation process seems like a bit much, so far.

Overall, the reception of the blueprints was positive, and the group seems anxious to get started!

Back to the drawing board...literally

Learning lessons every day...


One difference in building in a rural community versus an urban one is that building codes and other mandatory regulations may not be as strictly enforced (if enforced at all). And although the Greenbush project will be employing only licensed contractors, the general consensus was that architectural blueprints were absolutely unnecessary to obtaining bids and permits, and that the floor plans, elevations, and architectural specifications about LEED should be more than sufficient to obtain some construction bids. I was skeptical, but we are trying to build a project that local people could do in exactly the same way. So if they say they don't need blueprints...

Two months into the bidding process, and the project still had no solid bids. Contractors want to bid on the project but are skeptical on giving hard numbers without actual blueprints. I definitely understand and am now kicking myself; some of the green building techniques are different from the norm and the specs, especially about LEED, can be confusing. So right now we're bidding out drafters to draft the blueprints, and the project start date has been put on hold.

We're looking at Spring 2008 to break ground, instead of Fall 2007.

While this will sadden the Greenbush community (and saddened me as well), I am confident that this will end up working out better for everyone. The extra time will allow more education on LEED, Energy Star, and green building techniques to not only the building contractors, but to the general community as well. It will give Greenbush more time in the media spotlight. And it will ensure that the project is done correctly, instead of just pushing forward.

I also have to remind myself that this program is not about just building a "green" house; it's about green building education and utilizing local materials as an economic development stimulus; sometimes we're creating new paths than what people are used to, and it takes a little bit more time. I also remember that the Aitkin project started off just as slowly as this one seems to be, but that in the end, it was a huge success. So thank you to all of the Greenbush people that have continued to support the project. We couldn't get it done with your insight, help, and support. It's going to be a great project, just hang in there!

Credits WE 3.1 & WE 3.2, Indoor Water Use

One challenge I've heard voiced about LEED is that regional needs are not weighted fairly enough. For example, water consumption reduction is vastly more crucial in the dry Southwestern part of the US than in the lush Pacific Northwest, but currently LEED gives the same points for all areas across the US and has no prerequisites to follow on water consumption for dryer areas. LEED does require that at least 3 points are achieved through the Water Efficiency (WE) category.

Here in the Land of 10,000 Lakes we don't have large issues with water consumption, but that doesn't mean that we won't some day or that it's not important.

This specific category has a maximum of 6 points. We are trying for 4 of the 6.



As you can see, we're choosing two from the WE 3.1 credit, and one from the WE 3.2 credit. This is the wording used in our construction specifications concerning water fixtures:

All indoor water-using structures must meet the following requirements:

• Lavatory faucets average flow rate must be less than or equal to 2.0 GPM
• Showerhead average flow rates must be less than or equal to 2.0 GPM
• Toilets, including dual flush toilets, must have an average flow rate that is less than or equal to 1.1 GPF

Note: We have not signed up for WE 1.1, which is a rainwater harvesting system, but we may include a rain barrel or look into this further later.

Credit SS 2.2, Basic Landscaping Design

This credit is worth 2 points, essentially 1 point for the backyard and 1 point for the front yard. If only the front yard will be landscaped, only 1 point will be awarded for this credit.*

The Greenbush project is going for 2 points. I have included this verbiage into the architectural specs:

Turf (grass) will be drought-resistant turf only and will not be planted in shaded areas or areas with a slope of greater than 25%. Mulch and soil will be added when needed to help reduce erosion and maintain soil temperature. The landscaping itself should minimize water use and synthetic chemicals.

It is the duty of the landscape architect to sign off on this credit; this project so far does not have a landscape architect as we are trying to replicate what a typical person in a rural community would do. I imagine an architect or the builder would be sufficient to sign off.

The main idea for the landscaping so far is to clear as little trees and damage the site minimally during construction as possible. Hopefully this will keep the need for additional planting to a minimum. Not only will this help with stormwater management, but it will cut down on costs as well. The planting we will do will probably include native spreading plants such as wild ginger.

*It is important to note that if only one yard is landscaped that a plan must be in place for the rest of the site to be landscaped in the future. The soil must be stable enough to handle erosion runoff until it is landscaped.

The miracle floor plan

I am calling this the miracle floor plan because of all of the amazing things packed into it at a miraculous 1,306 square feet (well below the asking median for LEED-H 3-bedroom criteria!). It meets everything the community is asking for, including "universal design" principles (design elements that can sustain many different ages and needs). Now... what will the price be to construct it?

Here are the features of the LEED-H home in Greenbush:

• 3 bedrooms, 2 baths
• 1,306 sq.ft.
• One level open floor plan (universal design)
  
• Front porch that faces the corner of Minnesota St. and Silver Spruce Ct.
• Sealed front entryway to minimize energy loss
• In-floor radiant heat system
• Central Boiler fireplace (local company)
  
• Passive solar site orientation
• Sun room on the south side to maximize passive solar heating, with door toward yard or optional deck area
• Large overhangs on the south side for passive cooling in the summer
• Marvin windows in each room for daylighting
• Solartube in the interior bathroom
• Cross-ventilation
• 36” doors (universal design)
  
• Recycling storage
• Mudroom for extra storage, and to keep particles from entering the house
• Detached garage to keep chemicals from entering the house
• Garage-connecting breezeway connecting located west of the home
• Fresh air intake system
• On-demand water heaters
• Advanced framing techniques, ie. the house is designed in 4’ increments to match plywood sheet sizes
• His and hers closets in the master bedroom
• Built-in desks in some bedrooms (built by a local contractor)
• Built-in computer desk in the main living space for the family to share
• Local materials as much as possible, FSC-certified wood when possible
• LEED-Home certification
• Energy Star Home certification

This list doesn't include half of the criteria that is included for LEED-H, but is more an advertising tool for the house. Don't forget, we have to sell it after it's built!