Houses Showcase Energy Efficiency

Appear in: San Jose Mercury News, May 10, 2003

Green's the thing: Homes in East Palo Alto are first in U.S. with “Zero-Energy” designation.

On sunny days the electric meters at the Shorebreeze development in East Palo Alto run backward.

The 20-unit subdivision that opened in March is the first in the country to be labeled "zero-energy'' by the U.S. Department of Energy, according to John Suppes, principal of Palo Alto's Clarum Homes, which built the development. Zero-energy homes produce as much energy as they consume.

The four-bedroom, 2 1/2-bathroom houses, which start at $595,000, do consume some energy. But because they are so efficient and are built using "green'' materials and methods -- and can reduce typical energy consumption by as much as 90 percent -- they got the federal label.

And, if the buyer is willing to exchange gas appliances for electric ones, energy consumption can truly be reduced to zero, Suppes said.

Lisa Hamburger, housing services department director for the city of East Palo Alto, called Shorebreeze a great addition to the community. So far, 16 of the 20 homes have been sold.

"It puts towns like us on the map,'' she said.

As part of the city's affordable housing mandate, Hamburger said, Suppes sold four of the homes at prices that would make them affordable to low-income buyers.

Clarum is building a similar 257-unit subdivision in Watsonville -- but this one will be truly zero-energy. Vista Montaña is the first such project in the country.

"We are the first builder in the country offering these kinds of equipment and green materials as a standard in all homes, including the affordable homes,'' said Suppes, who started Clarum 10 years ago with the goal of building energy-efficient homes. ``Nobody else in the new home industry is doing it.''

Rafael Adame, building official for the city of Watsonville, said he is impressed with the soon-to-open subdivision, both because of the energy-efficient homes and the quality of the workmanship.

Thinking ahead

"It is something more developers should be doing and more cities should be requiring it,'' Adame said.

Although using energy-efficient methods and appliances can add to the initial cost of a home, Adame said homeowners should consider the long-range savings as well as the effect on the planet.

"This project is leading the charge to show people what can be done and serve as an example of what (other builders) can incorporate in their projects.''

Some of the features in the Shorebreeze homes are particularly innovative:

All have solar-electric panels built into the roof.

"They allow you to shave off the most expensive part of the energy you use, because as you go past your baseline rate the cost goes up,'' Suppes said. "When the panels are producing electricity from the sun they can spin your meter backward.''

The solar panels also help reduce air pollution. According to Suppes, this kind of system in an 1,800-square-foot home can eliminate as much as 25 tons of carbon dioxide from the atmosphere over 25 years because less coal needs to be burned.

Instead of a traditional water heater, which burns gas constantly and can account for up to 60 percent of a typical gas bill, the homes have a hot-water-on-demand system. When the hot water is turned on, cold water passes through the system, where it is instantly heated.

"You can run two showers at the same time and not run out of hot water,'' Suppes said.

The houses have other green features, including a roof that helps reflect heat and can reduce attic temperature by as much as 30 degrees, said Nicole Gittleson, Clarum's vice president of marketing. Low-flow showers and toilets, porches and railings made from reclaimed waste material, and landscaping that uses 25 percent less water than usual are included.

For an additional cost, buyers can choose to add floors made from bamboo or cork, carpets made from recycled plastic bottles and paint that is free of polluting solvents.

Suppes said building one of these sustainable homes costs about $20,000 more than a typical new home, but he does not pass that on to the buyer.

Most buyers, Suppes said, aren't attracted to the earth-friendly innovations.

"That's way down on the list,'' Suppes says. "People are more concerned with the usual things like size, floor plan and location.''

Then why does he bother?

"In a time of skyrocketing energy costs, we feel we need to be part of the solution,'' Suppes said.

Water conservation is just as important as energy conservation in some communities. When Shapell Industries of Northern California sought approval to build 1,400 houses in Danville, the company was told it had to "find'' the development's water itself.

Saving water

Shapell is fulfilling this requirement by funding East Bay MUD's water conservation programs. Though still subject to review, Shapell will pay the water district about $8.5 million for fixing leaky pipes, providing rebates for installing low-flow toilets and encouraging water reclamation, according to Tom Koch, vice president of Shapell.

When it is built -- between 2005 and 2010 -- residents of Alamo Creek, near Danville, are expected to use about a half-million gallons of water a day, but Shapell's conservation efforts will save twice that, so the water district will see a net gain, according to Koch.

Shapell is planting low-water-demand plants and using very little turf. And the company is bringing high tech down to ground level: Each house will have sensor-triggered controllers on the watering system that determine when and how much to water.

Although similar systems have been in use on golf courses, this will be the first time they are used in a residential setting, Koch said.

Each house will have a water budget. If the owners go over that amount, they will pay a higher rate. The buyers must agree to use front-loading washing machines, as will all subsequent buyers.

"We're doing things that have not been done before anywhere in the state,'' Koch says.

Green Programs: California can be colored tough because of strict requirements.

California is usually considered the center of the nation's environmental movement. But in home building, it is not always believed to be as being "green'' as other areas of the country.

In general there is more participation in green programs in Austin, Denver and Washington state, according to Mike Hodgson, president of ConSol , a Stockton environmental consulting firm.

But none of those areas has the same strict reporting requirements as California. So in some cases, a jurisdiction may make it simple to qualify, which makes it easier for more builders to call themselves green.

"Our program has more structure and teeth to it,'' Hodgson says. "California is a very regulated market. We are a little more cautious in declaring ourselves green. In some areas, a builder can build one house in a subdivision and declare themselves green. Here the entire subdivision has to meet certain requirements.''

Hodgson's company provides energy consulting services to many California builders and has also established a program -- called ComfortWise -- that goes beyond the requirements of state law. ConSol is part of the federal government's Zero Energy Home Program, an experiment to create houses that produce as much energy as they consume.

Hodgson is optimistic about this lofty goal.

"It is achievable. It's just a matter of time,'' he said.

Title 24

The state's energy-efficiency requirements for homes are embodied in a law called Title 24. But in some cases, local jurisdictions impose even stricter guidelines.

Morgan Hill, for example, requires new homes to exceed Title 24 by 15 percent or more, according to chief building officer Larry Ford. This regulation is part of Measure P, passed by city residents about five years ago to limit growth. Builders can choose to meet the guidelines in several ways -- by installing higher-rated insulation or using more energy-efficient windows, for example.

Although there have been no public hearings, Cupertino has drafted a general plan that includes provisions for sustainability, according to city planner Ciddy Wordell.

"Other cities have been more creative perhaps in doing more energy-efficient programs,'' she said, "and we want to be sure we are doing our part. It will also save city resources and money.''

San Jose does not have any specific regulations that exceed Title 24, but the city has partnered with PG&E's Energy Training Center to do workshops for builders, according to Mary Tucker, manager for the Green Building Program.

The center, based in Stockton, teaches residential contractors and builders how to adopt the latest installation practices and technologies, according to supervisor Charles Segerstrom.

Green techniques

The California Building Industry Association is making efforts to teach its members more "green'' techniques, too. Hodgson, the ConSol president, also chairs the CBIA's energy committee. The association is working on standards that must be met before a builder can call itself "green.''

The CBIA has devised other sets of energy-efficiency standards. About five years ago it established voluntary energy guidelines under what it calls the Community Energy Efficiency Program, set up in consultation with builders and representatives of local government and waste management companies. Under this program, builders must meet Energy Star requirements (15 percent above Title 24). The heating and air conditioning systems and ducts also must meet certain standards.

In 2001 the CBIA established the California Green Builder Program, which created voluntary guidelines for addressing energy, air quality, construction waste management and water conservation. Some of the guidelines include diverting at least 50 percent of construction waste from landfill and creating homes that use 25 percent less water than typical existing homes.

To meet the standards of this program, builders must undergo more intensive inspection and documentation. Green Builders receive expedited review of their plans and local recognition.

By Danek S. Kaus
Special to the Mercury News

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