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1. On a cloudy day in April 2006, a crowd of curious onlookers gathered on a hillside street in Santa Monica, California, to watch the installation of the first LivingHomes prefabricated house. Over the course of eight hours, 11 modules were hoisted by crane onto a concrete slab in a dramatic departure from traditional residential construction (Fig. 4.3).

 

Figure 4.3 - A model prefabricated house by architect Ray Kappe, FAIA and developer LivingHomes

 

Four months after construction, the model house received the first-ever LEED-Platinum rating for residential design. For developer Steve Glenn, founder and CEO of LivingHomes, it was an affirmation of his goal to develop houses of exceptional modern design, functionality, and sustainability. To ensure design quality, he had enlisted architect and Southern California Institute of Architecture (SCI-ARC) co-founder, Ray Kappe, FAIA.

An astute entrepreneur and impassioned environmentalist, Glenn formed LivingHomes, LLC, in 2005. He is a lifelong fan of architecture but firmly believes that real estate developers ultimately have a greater impact on the built environment than architects. "What I realized [early on] is that the world needed more developers who care about the environment and community," he says.

The high rating from the U.S. Green Building Council achieves a new standard for sustainability in the national housing market. To help him meet both a high level of design and environmental excellence, Glenn recruited Kappe, whose trademark style is a perfect marriage of modern styling with craftsman-like warmth. Kappe had also experimented with modular systems, prefabrication, and alternative energy systems.

2. Following the four core tenets of sustainable design: to reduce, reuse, recycle, and reclaim, LivingHomes's goal is to achieve "zero energy, zero water, zero carbon, and zero emissions" and to be priced lower than a conventional site-built house. Glenn says he also wants to achieve "zero ignorance," educating homeowners about how best to live in and operate these houses.

"We've spent a considerable amount of time trying to understand how people live in their homes," says Glenn. "As a result, we include a number of features that make it easy for homeowners to change and grow in their space." In the model house, these features include movable walls and a structural system that allows for an additional room to be added on the second level.

Most of the electricity used in the house is produced by photovoltaic cells on the roof, while an active solar system heats the water. Inside, a radiant heating system in the concrete floor warms the space without needing a forced-air system that can spew dust and an assortment of contaminants.

Rainwater is collected and held in a 3,500-gallon (13,000-liter) cistern along with "gray water" from sinks and showers. It is then used to irrigate the patio and rooftop gardens and perimeter plantings of drought-tolerant plants and trees.

3. While over 70 percent of the exterior in this two-story house is glazed, Glenn says it stays remarkably cool during the summer. The trick is to provide overhangs for shading and plenty of openings for cross ventilation.

Polycarbonate, with three times the insulating properties of glass, and double-paned glass are used throughout the house. A "green roof" garden insulates the house in the winter and absorbs solar radiation to reduce the heat island effect during the hottest months of the year.

"The house is designed in a way so that lots of air can get through and shaded in ways so the sun doesn't wreak havoc on interior spaces," says Glenn. He should know having spent the entire summer working and living in the house. "The house fared much better than I expected. I never was hot if the windows were open."

LivingHomes installs only energy-efficient appliances and lights, uses low-emission finish materials, paints and stains that are low in volatile organic compounds (VOCs), and a steel structure that doesn't support mold growth. Only wood certified by the Forest Stewardship Council is used for millwork, ceilings, siding, and framing.

There are also a variety of interesting recycled materials including a countertop made from 100-percent postconsumer recycled paper. Luxury items, such as a built-in espresso maker, are optional.

4. According to LivingHomes, their prefabrication process is remarkably efficient in reducing waste. Only two percent ends up in landfills in contrast to the 40 percent for conventional construction. Factory assembly is also an excellent way to manage quality and streamline production.

The long-range plan for LivingHomes is that, as volume increases, prefabrication will also greatly reduce costs per unit. The houses will sell for approximately $250 per square foot not including foundation, transportation, and installation. This totals less than the price of a custom-designed, sustainable, site-built house for this region but it is not considered affordable for middle-income Americans.

Glenn acknowledges the LivingHomes price tag is above the median, but he predicts that the costs will go down as the demand for sustainable houses goes up. “We’re starting by focusing on an extremely comprehensive environmental program, and taking the design to a level typically not seen in a prefab home,” he says. ”As we get better at this process, and as the cost of materials goes down, our costs will go down. We will absolutely be able to create a more affordable home and take it nationally.”

Currently, LivingHomes has four configurations designed by Kappe with future plans created by respected green architect, David Hertz. There is also a small LivingHomes community being built on a 20-acre (8-hectare) desert site near Joshua Tree National Park.