the first optimum performance home - ultimate … and construction of the first optimum performance...

Gary Reber

DESIGNoptimum performance home

Introduction

After five years of design and plan development work, thefirst Optimum Performance Home® is now under construction.

This is the fifteenth article in the series documenting thedesign and construction of the first Optimum PerformanceHome. The project has been selected by the U.S. GreenBuilding Council (USGBC) for inclusion in the nationalLeadership In Energy & Environmental Design (LEED®) forHomes pilot program, their new green build certification initia-tive, and the goal is Platinum certification.

The home is being built at The Sea Ranch, located inSonoma County, along the Northern California coastline of thePacific Ocean, approximately 110 miles north of San Francisco.

To document the day-to-day construction of the home, aniBeam Systems time-lapse construction camera is up and run-ning. Visit http://www.ultimatehomedesign.com then click on the“Optimum Performance Home Build Cam” button.

Using iBeam’s technology, our team is able to view a high-resolution photo archive of the entire project on a daily basis,including stunning 1920 x 1080p (progressive) high-definitiontime-lapse movies each month (see a standard-resolution ver-sion at www.ultimatehomedesign.com).

Photos are captured and automatically uploaded to iBeam’ssecure server every 15 minutes from 6:00 a.m. to 6:00 p.m.each day. They can be viewed through the directed link on theUltimate Home Design Web site. Furthermore, the images caneasily be e-mailed or printed to document job site conditions.

synopsisThe project’s concrete mixes use Portland Cement,Kryton’s KIM admixture, Euclid Eucon A+ admixture, and 40 percent fly ash.

Waterproofing was one of the most important factors when dealing with the super saturated claysoils, which are prevalent at the building site.

A significant element in the proper functioning ofthe dedicated Optimum Performance HomeTheatre is the insulated Spunstrand undergroundair-conditioning duct system that will deliver low-velocity ultra-quiet airflow circulation in theacoustically treated theatre.

The radiant floor portions of the five-inch thick suspended concrete slab and under-slab insulation will be encased at the perimeters withthe EnergyEdge® eight-inch Frame Building Rail.

Under the slab, covering a granular mixture compacted over the soil, will be a Cosella-Dörken®

DELTA®-MS UNDERSLAB waterproofing and vapor-retarder membrane designed for slabs on or below grade and a rigid Type II R-4 (per inch) 2-3/4-inch R-Control® Perform Guard EPS (expanded polystyrene) insulation from AFM Corporation.

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Architectural Illustration By Ronald Devesa

site and foundationpreparationpart XV

The First Optimum Performance Home®

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Ultimate Home Design • Issue 15 • June 200818 /19For more information on this advertiser, circle 05

http://www.greenpolishing.com

At the conclusion, the entire construction photo archive willbe featured as a 1080p high-definition time-lapse movie and willbecome part of a high-definition television program and educa-tional documentary that Steve Michelson Productions and I areproducing.

Ultimate Home Design® Concept

The showcase project is exemplary of the “Ultimate HomeDesign®” concept, which integrates age-friendly universaldesign with the best sustainable building practices, while exert-ing minimal impact on the natural environment. Universal designis the inclusive, non-discriminatory design of products, build-ings, environments, and urban infrastructure; as well as informa-tion technologies that are accessible to and useable by (almost)all. With respect to home design, the idea is to design and buildhomes that have no physical barriers, thus sustaining people ofall ages and all capabilities in a functional, comfortable, andaesthetic lifestyle.

A building-science systems approach to home building is thecornerstone of the project, with emphasis on the relationshipbetween the home’s components and the envelope they create.Also paramount is good stewardship—proper regard andrespect for the rights of neighboring homeowners and the sur-rounding natural setting, and resource efficiency. The goal is tooptimize occupant health, comfort, and safety; maximize energyefficiency and structural durability; and minimize environmentalimpact. In addition, the aim is toward providing a nurturinghome environment to support independent living and sustain-able lifestyles.

Part I of this case study series appeared in Issue 1,January/February 2006. The introductory article covered the proj-ect scope. Thereafter, each issue has contained a part of thecontinuing series by working through site planning and


“The goal is to optimize occupant health, comfort, and safety; maximize energy efficiency and structural durability; and minimize environmental impact, as well as provide a nurturinghome environment to support independent living and sustainable lifestyles.”

preparation; Low-Impact Development (LID); further refine-ments to the site plan and drainage design; The SeaRanch Design Committee-approved architectural/structuraland grading/ drainage submittals with conditions that trans-lated to clarifications on certain building components andmaterial finishes; particular aspects of the home’s mechani-cal plan; structural aspects of foundations, structural wallsincorporating Insulating Concrete Forms (ICFs), andStructural Insulated Panels (SIPs), as well as roofing; theacoustical design of the dedicated Optimum PerformanceHome Theatre™ and rear-projection room; interior designapproaches and materials; kitchen, bath, and home fix-tures; universal design architecture; fire-risk mitigation;energy generation; and courtyard experience. “BreakingGround” was the title of Part XIII, along with “CourtyardExperience.” Part XIV covered the initial phases of “SiteAnd Foundation Preparation.”

Construction remains at the initial site grading, founda-tion, and mechanical, plumbing, electrical, and low-voltageinfrastructure stages. This work is documented in the day-to-day time-lapse photography and archived photos on theUltimate Home Design Web site.

Completion of the home is anticipated for December2008. It is our intent to produce a high-definition documen-tary for educational use by the U.S. Green BuildingCouncil, the organization who created the LEED for Homesrating and certification program. Our presentation willreveal the step-by-step process for creating the firstOptimum Performance Home––expected to be one of thehighest rated, if not the highest, LEED for Homes Platinumresidential home in the world!

The First Optimum Performance Home®

At The Sea Ranch


The Sea Ranch, Sonoma County, CaliforniaAerial Photo Courtesy Scott Simpson

Ultimate Home Design • Issue 15 • June 200820 /19 www.UltimateHomeDesign.com • Issue 15 • June 2008Page 3/19 21


Construction Scheduling

Below is the breakdown of the initialsite preparation and grading processand foundation work completed orunder way. An outline will be providedin Part XVI for the next stage of con-struction relating to the completedbelow slab infrastructure and abovethe slab Amvic ICF and ThermaSAVESIP walls and roofing.

Pre-Construction Start Meetings

Site Work• Clear Lot Vegetation• Lay Out House Pad• Install Curtain Drain Around Pad• Excavate Optimum Performance Home

Theatre, Alcove, Wine CellarLay Out Footings• Temporary Electrical Power• Install iBeam Systems Time-Lapse Pro

Construction Camera (See Part XIII)• Install GetWireless and WildBlue Internet

Transmission• Activate Water Service• Form Underground ICF Home Theatre,

Alcove, and Wine Cellar Walls• Verify Foundations’ Site

Placement/Inspection• Rough Excavation Large Pond and Septic

Trench to Designated Leech Field• Install StormTech Infiltration Chambers (See

Parts II, III, and IV)

Foundations• Dig Initial Stage Foundation Footings and

Install French Drain• Pour First Stage Engineered Controlled

Density Fill (CDF) Concrete with Portland Cementand Headwaters Resources Fly Ash (See Part VI)

• Set Forms, Tie Rebar Steel, Hold Downs andAnchor Bolts

• Pour Final Stage Foundation FootingConcrete with Portland Cement, HeadwatersResources Fly Ash, Kryton’s KIM Admixture, andEuclid Eucon Admixture (See Part VI)

• Run Spunstrand Air-Conditioning Duct forHome Theatre (See Part V)

• Conduit Trenching for Uponor AQUAPEXPlumbing (See Part V and X)

• Run Armacell Insulated Uponor AQUAPEXTubing

• Run Plumbing Waste• Run Wardflex Flexible Corrugated Stainless

Steel Fuel Gas Tubing• Run Underground Water Line from Pond to

the Boat Garage for Fire Hose Connection (SeePart XI)

• Install Gravel Around Plumbing• Run Plumbing Conduit and Supply• Run Electrical and Low-Voltage Conduit• Lay Out NuTone Central Vacuum System

(See Parts IX and X)• Finalize Underslab Infrastructure and Zurn

Flo-Thru Trench Drain• Underslab Inspection• Place Gravel and Sand Underslab

The elevations of the Optimum Performance Home atThe Sea Ranch

• Install Cosella-Dörken DELTA-MS UNDER-SLAB

• Install AMF Corporation R-Control PerformGuard EPS Underslab Insulation

• Install EnergyEdge Insulated Form AroundPerimeter of Slab

• Install AMF Corporation R-Control PerformGuard EPS Around Perimeter of Slab

• Prepare for In-Floor D-Box™ TechnologiesCustom Motion Platform In Home Theatre (SeePart VII)

• Install Slab Rebar• Install Uponor AQUAPEX Radiant Floor

Tubing• Pour Concrete Slab• Treat Concrete Slab with Nisus Corporation

Bora-Care Termite Barrier Pretreatment• Waterproof Home Theatre, Alcove, and Wine

Cellar Walls with Carlisle Coatings• Backfill Foundation

Septic System• Dig Septic Trench, Cut Road, Install Pipes,

Backfill Trench, and Repair Road

The site preparation work is beingdone by Sonoma County Builders, Inc.under the direction of Noble and LoyalDavis. This company, based both inSanta Rosa and Point Arena, California,has had extensive experience in exca-vation for both residential and commer-cial/civic projects for over 35 years.They are very supportive of the projectand sensitive to the environmental con-cerns and protections that are in placefor the project. Prior to the start of theirexcavation work, the tall grasses werecut down by Steve Glaze (Steve GlazeBackhoe). This top layer of roots isbeing stockpiled along with the exten-sive mud excavated and allowed toform a “top soil” compost for laterspreading back over the site, just priorto landscaping with indigenous vegeta-tion and trees. John Feeney, our on-sitesupervising contractor and lead car-penter, and his carpenter team consist-ing of Ian Currie, Jerry Feeney, andAaron Phillips are performing the foun-dation work. Sebastopol, California-based Weeks Drilling & PumpCompany, under the direction of ChrisThompson, CEO, will drill the five 310-feet-deep geothermal bore holes afterthe foundation work is completed. DonBartlett of Bartlett Mechanical Serviceswill install the WaterFurnace® geother-mal and complete the interface with the

• Underground modular water cistern tanks manufacturedwith 100 percent recycled plastic. The modular tanks canbe used to create any size void space underground byjust butting them to one another. A 40-millimeter thickmembrane encases the tanks to hold the recycled waterharvested from the roofs.

Stormwater Solutions EcoRain™ Tank Modules


Excavation of septictank affluent transfer

pipeline route

Affluent transferpipeline crossing road;initial stage of pond

excavation

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WaterFurnace system with the Spunstrand underground acousticallydamped air-conditioning duct system. The Spunstrand system was con-structed and installed by Jerry Feeney and John Feeney. Bill WilsonEnvironmental Planning and Design, LLC with Dylan Coleman, principal inMt. Shasta, California-based Wonderwater, are responsible for the on-sitewater-management systems, including the pond and drains. Aqua HarvestInternational’s Terry McMains, based in Rio Rancho, New Mexico, designedthe site application of the EcoRain™ Stormwater Tank Modules undergroundwater cistern manufactured by Stormwater Solutions, LLC.

Sonoma County Builders have completed the initial off-site septic systemwork, including digging the septic tank affluent transfer pipe line from thehome site to The Sea Ranch-designated leech field, approximately 1,200feet away; cutting the pavement across Timber Ridge Road east of the site,under which the septic pipe will transverse; installing the septic pipe in thetrench; backfilling the trench; and repairing the surface of the road. Duringthis procedure the excavator was careful to protect tree root systems, dig-ging those areas of the trench by hand. Thus, all of the tree roots were pre-served during the work, and the ground was restored.

GetWireless And WildBlue™ Satellite Speed Internet®

In order to facilitate capturing the high-resolution images taken on-siteby the iBeam Time-Lapse Pro Construction camera, an “always on”GetWireless AirLink Raven X EVDO V4221-VA and AirLink Dual-Band EVDOAntenna is being employed. This system provides the Ethernet Internet



interface for the Verizon WirelessBroadband uplink service for theiBeam Systems time-lapse camera onthe construction site.

A WildBlue™ Satellite SpeedInternet® system developed byWildBlue Communications, Inc. andoffered as part of EcoStar’s DISHNetwork satellite services is being usedon the site for Internet connectivity. Theoffer is provided separately under theEchoStar brand name, and sub-brand-ed as “powered by WildBlue.” The newWildBlue Enterprise Solutions™ satelliteservices system offers business-classbroadband connectivity via state-of-the-art satellite technology, using a 26-inch satellite mini-dish equipped withboth a transmitter and receiver for two-way satellite connectivity to theInternet. See Part XIII for a full descrip-tion of the service.

This Issue

In this issue, the focus will be on thevarious construction elements relatedto site and foundation preparation.

The site’s soil conditions (see PartXIV) resulted in extensive additionalexcavation work, including diggingtrenches around and within the perime-ter of each building in the three-build-ing compound. Deep trenches werenecessary to reach the deeper layingbedrock. A specially engineeredControlled Density Fill (CDF) concretemix was designed to fill the voids andprovide a strong, stabilized surfaceupon which to support the foundationfootings. CDF, also known as “flowableflow,” is an engineered, controlled,concrete-fill material, which is self-plac-ing, self-leveling, self-compacting, andnon-settling. Our particular formularequired a concrete mix consisting ofequal amounts of Portland Cement andfly ash, water, and 3/8-inch aggregateand concrete sand. The so-called “two-sack mix” consisted of 188 pounds ofPortland Cement per cubic yard in theiBeam Time-Lapse Pro Construction Camera Perspective


final concrete mix and an equal fly ashpound-weight. One sack of PortlandCement weighs 94 pounds. The mixdesign was formulated by Doug Yeggyat Headwaters Resources. HeadwatersResources is the source of the fly ashthat will be used in the concrete mixesdesigned for the project. The PortlandCement Association and the CaliforniaPortland Cement Company are thesources of the cement used in the proj-ect. Delivery of the Portland Cementand fly ash to the concrete productionfacility was handled by Conti Materials.The local concrete production facility isBed Rock Products, based in PointArena (and Gualala), California. BedRock Concrete Pumping is providingthe concrete pumping service for theproject.

Doug has designed two other con-crete mixes for the project: standardfoundation footing and the concrete tobe poured into the Amvic ICFs, and thesuspended slab-on-grade. Thesemixes use Portland Cement, Kryton’sKIM admixture, Euclid Eucon A+admixture, and 40 percent fly ash. Themix design for the standard foundationfootings used 324 pounds of PortlandCement, 216 pounds of fly ash (40 per-cent), 11 pounds of KIM admixture,and 16 ounces of Eucon A+ admixtureper cubic yard. The suspended slab-on-grade mix design will use, percubic yard, 360 pounds of PortlandCement and 240 pounds of fly ash (40percent), 11 pounds of KIM admixture,18 ounces of Eucon A+ admixture, andFORTA® FERRO®. The Amvic ICF con-crete mix design will use the mixdesign that was used for the standardfoundation footings.

One of the unique features, whichhas caused quite a bit of frustrationduring the design phases of theOptimum Performance Home, is thenaturally occurring subgrade water,which can be typical in California’scoastal areas. Special design consider-ations were implemented to take an

otherwise user-unfriendly building siteand making it part of the OptimumPerformance Home’s unique character.

Waterproofing was one of the mostimportant factors when dealing with thesuper saturated clay soils, which areprevalent at the building site. The over-excavated-base rock-bearing founda-tion and the suspended slab footingsare only the first part in a very detailedwaterproofing system that uses themost advanced technologies to insurethat moisture will stay outside of thebuilding envelope where it belongs.Each individual part of the waterproof-ing system puts its own unique finger-print on the other parts in the systemand has had our suppliers and engi-neers working overtime to come upwith solutions at every turned page ofthe plans or specification detail.

The most recent change has comein the concrete mix design for the sus-pended slab-on-grade. Originallydesigned at 5.50 sack with 30 percentfly ash replacement, as well as Kryton’sKIM waterproofing admixture andEuclids Eucon A+ water reducer (seeNote 1), a change has been made todecrease the water-to-cement ratiodown to a 0.45 water-to-cement ratio,which will help accommodate some ofthe design features of the DELTA MSUNDERSLAB waterproofing and vapor-retarding system––one of the more criti-cal features of our Integrated WaterProofing System.

The reason for this change is asmuch due to the superior vapor-retard-ing capabilities of the DELTA productas it is to concrete’s ability to be per-meable. As discussed in an earlier arti-cle in this series, as concrete is beingpoured, water tends to collect on thesurface as particles settle (also knownas bleeding). The impermeable natureof vapor retarders in general has acouple of effects. They can decreasethe amount of water that enters frombeneath the slab and they hold waterinside the barrier, which contributes to



• DELTA-MS UNDERSLAB is a tough, impermeable vapor-retarding membrane that is placed on the earth orgranular (adjective) prior to placing the concrete slab. Themembrane provides a full capillary break and vaporretarder that prevents the upward migration of moisturethrough the capillaries that exist in all concrete.

Cosella-Dörken DELTA-MS UNDERSLAB

• Rigid Type II R-4 (per inch) 2-3/4-inch R-Control® PerformGuard EPS (expanded polystyrene) insulation from AFMCorporation provides superior thermal mass for uniform heattransfer of slab-encased radiant floor systems. Photos courtesy of AFM Corp.

R-Control® Perform Guard EPS

• KIM admixture renders hardened concrete impermeable to water penetration, reduces drying shrinkage,protects steel reinforcements from corrosion, and improvesconcrete durability. The advanced integral crystalline chemi-cals react with water and unhydrated cement particles to formmillions of needle-like crystals to permanently block the pathways for waterand waterborne contaminants.

Kryton’s KIM® Admixture System

• Euclid Chemical Company’s Eucon A+ Type A admixture servesas a fast-setting, water-reducing, and plasticizing admixture for concrete that does not adversely affect concrete set times.

Euclid Eucon A+

• Fly ash improves the performance of concrete foundations, making them stronger, more durable, and moreresistant to chemical attack, while creating significant envi-ronmental benefits through stewardship of an abundant industrial resource. Becausethe tiny fly ash particles fill microscopic spaces in the concrete, and becauseless water is required, concrete using fly ash is denser and more durable. Andconcrete containing fly ash becomes even stronger over time compared to con-crete made only with cement.

Headwaters Resources

• Forta Ferro is a copolymer/propylene fiber that is usedto reduce plastic and hardened concrete shrinkageprior to the initial set, reduce hardened concrete shrinkage cracking, improve impact strength, andenhance concrete toughness and durability.

FORTA® FERRO®

Pouring the concrete in a portion of the standard

foundation footings

Materials Slab-On-Grade Moisture Adjusted

Cement (Pounds) 360 360

Fly Ash (Pounds) 240 240

Water (Pounds) 270 196 Pounds (23.5 Gallons)

1 Inch x #4 CA (Pounds) 1,276 1,286 (6 Pounds)

3/8 Inch x #8 CA (Pounds) 400 402 (2 Pounds)

Concrete Sand (Pounds) 1,322 1,388 (66 Pounds)

Eucon A+ (Ounces Per Yard) 18 18

Target W/C Ratio 0.45 0.45

Kryton KIM 11 Pounds Per Yard 11 Pounds Per Yard

Slump + 1 Inch / - 2 Inch 4.0 Inch See Note 1

Note 1––PLEASE NOTE! With higher volumes of fly ash in concrete mixes the slump willread differently than when conventional concrete is being delivered. The rule of thumb isto arrive on the project with meters reading a 2.5-inch slump if the concrete is ordered at a4.0-inch slump. After first round, adjust accordingly.Note 2––Mixes are designed to achieve 3,000 psi in 56 days when cylinders are cured inaccordance with ASTM C31/C31M-08 Standard Practice for Making and Curing ConcreteTest Specimens in the Field and tested in accordance to ASTM C39/C39M-05e1 StandardTest Method for Compressive Strength of Cylindrical Concrete Specimens.

Suspended Slab-On-Grade Compactive Strength 3,000Pounds Per Square Inch (PSI) 56 Days (See Note 2)


design incorporates FORTA® FERRO®,an easy-to-finish, color-blended fiber,made of 100 percent virgin copoly-mer/propylene consisting of a twistedbundle non-fibrillating monofilamentand a fibrillating network fiber, yieldinga high-performance concrete reinforce-ment system. This fiber provides long-term concrete durability and increasedimpact resistance. FORTA FERRO isused to reduce plastic and hardenedconcrete shrinkage prior to the initialset, reduce hardened concrete shrink-age cracking, improve impact strength,and enhance concrete toughness anddurability. This extra heavy-duty fiberoffers maximum long-term durability,structural enhancements, and effectivesecondary/temperature crack controlby incorporating a truly unique syner-gistic fiber system of long-lengthdesign. FORTA FERRO is non-corro-sive, non-magnetic, and 100 percentalkali proof. The recommended dosagerate of FORTA FERRO is 3 to 30pounds per cubic yard of concreteadded directly to the concrete mixingsystem during, or after, the batching ofthe other ingredients and mixed at thetime and speed recommended by themixer manufacturer (usually four to fiveminutes).

The first-stage concrete pour provid-ed the necessary compaction strengthto support the final-stage concrete-footing pour, upon which will be sus-pended the concrete slab. The slab willbe five inches thick. Under the slab,covering a granular mixture compactedover the soil, will be a Cosella-DörkenDELTA®-MS UNDERSLAB waterproofingand vapor-retarder membranedesigned for slabs on or below gradeand a rigid Type II R-4 (per inch) 2-3/4-inch R-Control® Perform Guard EPS(expanded polystyrene) insulation fromAFM Corporation.

DELTA-MS UNDERSLAB is a tough,impermeable vapor-retarding mem-brane that is placed on the earth orgranular surface prior to placing the



reduction in bleed water channels,which is the road that allows water totransfer through concrete.

Note 1––We were originally going tosubmit the 5.50 sack 30 percent fly ashmix and plead our case for the innova-tion point in the LEED point system.Consideration should have been madeby the fact that 360 pounds of cementis the minimum amount that should beused in slab-on-grade concrete to facil-itate placing and finishing in a timelymanner without having to 1) increasethe total cementitious content by onesack or more or 2) use chemicaladmixtures that would increase thecost of the concrete by as much ormore than if we added the previouslyreferred extra sack of cementitiousmaterial, and 3) incur greater costs bythe contractor in man-hours needed towait until the concrete was ready to befinish troweled. However, in looking atwhat was done to meet the LEEDrequirement for innovation, which isnow met with our suspended slab-on-grade mix design, it does seem some-what foolish that we did nothing morethan increase the amount of fly ash by10 percent over the original 5.50 sack30 percent mix, which did not meetLEED requirements for an innovationpoint.

KIM admixture renders hardenedconcrete impermeable to water pene-tration, reduces drying shrinkage, pro-tects steel rebar reinforcements fromcorrosion, and improves concrete dura-bility. The advanced integral crystallinechemicals in the KIM admixture reactwith water and unhydrated PortlandCement particles to form millions ofneedle-like crystals to permanentlyblock the pathways for water andwaterborne contaminants.

Euclid Chemical Company’s EuconA+ Type A admixture serves as a fast-setting, water-reducing, and plasticiz-ing admixture for concrete that doesnot adversely affect concrete set times.

The suspended slab-on-grade mix

increased curing for the concrete. The only problem that may occur, and the rea-son for the decrease in the water-to-cement ratio to 0.45, is the additional bleedwater that may have to come out through the top of the concrete, due to the vaporretarder’s ability to keep the water out as well as in.

The waffle makeup of the DELTA MS UNDERSLAB product will allow areas forthe water to go during initial placement, which will decrease the bleeding con-cerns. To further reduce the permeability of the concrete, and to insure additionalprotection in the very wet environment, we increased the percentage of fly ash(see Doug Yeggy’s “High Volume Fly Ash––A Tool For The Concrete Designer’sToolbelt” in Part XIV), which reduces the water of convenience (water needed toplace concrete) and the percentage of permeable voids, and is reflected by a

Laying out UponorAQUAPEX plumbing

infrastructure under slab

concrete. DELTA-MS UNDERSLAB prevents the early loss of hydrated water, thusproducing a concrete that meets design strength and provides more even curingcharacteristics in concrete. The membrane offers a full-capillary break and vaporretarder that prevents the upward migration of moisture through the capillaries thatexist in all concrete. Additionally DELTA-MS UNDERSLAB can act as a barrier tosoil gases. This will provide a healthy and dry environment.

A 2-3/4-inch thick R-Control Perform Guard EPS will be placed over the DELTA-MS UNDERSLAB to provide superior thermal mass for uniform heat transfer of theWaterFurnace geothermal/heat pump heated water through the Uponor® 1/2-inchAQUAPEX® in-floor tubing encased in the five-inch-thick suspended concrete slab.

Prior to pouring the slab concrete, suspended over the final stage concretefootings, the Zurn® Flo-Thru trench drain that runs the full length of the courtyardwill be installed. The modular Zurn molded-slop drain is designed for load-bearingstrength, hydraulics, chemical resistance, and structural integrity.

A significant element in the proper functioning of the dedicated OptimumPerformance Home Theatre is the insulated Spunstrand underground air-conditioningduct system that will deliver low-velocity ultra-quiet air-flow circulation in the acousti-cally treated theatre. The system is specially fabricated with duckboard and duct linerinserted into the energy-saving R-10 insulated Spunstrand ducts to hush backgroundnoise due to ventilation hum, self-generated air noise, and on/off ventilator switching.

Spunstrand manufactures green duct in the Pacific Northwest. The duct

Setting plumbing pass-through;

finishing concrete pour; excavating

guest parking

Forming wine cellar;concrete pour


Uponor’s red and blue high-densitypolyethylene (HDPE) corrugated pre-sleeved 1/2- and 3/4-inch AQUAPEXtubing provides protection for theinstallation in the soil and allows foreasy removal and replacement of thetubing if required over time. In addi-tion, the red and blue color-codedsleeves easily identify hot and coldwater lines. PEX is a cross-linked poly-ethylene. PEX flexibility and strength attemperatures ranging from belowfreezing up to 200-degrees Fahrenheitmakes it the ideal piping material forhot and cold water plumbing systems,trouble-free fire-sprinkler systems, andhydronic radiant floor-heating systems.

Armacell AP/Armaflex® pipe (tube)insulation will be wrapped over theUponor AQUAPEX tubing to provideadditional thermal insulation. Theexpanded closed-cell structure of AP/Armaflex pipe insulation makes itan efficient insulation for effectively reducing heat loss on the hot-waterplumbing and heat gain on the cold-water plumbing systems. It isformaldehyde free, low VOCs, fiber free, dust free, and resists moldand mildew, and is made with Microban® antimicrobial product protec-tion for added defense against mold on the insulation. When buriedunder the suspended slab, the pipe tubing will be channeled throughcrushed rock rather than through the soil to enhance long-term durability.

Jerry Moyles and his team at Mendocino Coast Plumbing arecharged with the installation of the Uponor plumbing system and the



• The EnergyEdge Frame Building Rail (EE8fb) isdesigned to provide insulation at the radiant floorperimeters of the concrete slab. The PVC channel provides full-rigid insulation coverage from top to bottom of the slab edge to prevent radiant floor heatloss through the edges of the concrete slab.

EnergyEdge® Frame Building Rail

maximizes clean air flow, eliminates rust and moldgrowth, and provides a more comfortable environ-ment for building occupants.

As a member of the U.S. Green Building Council,the company has demonstrated how direct-bury,underslab duct eliminates concrete encasement,as well as extra soffit framing, Sheetrock® , andinsulation because of improved energy efficiency.Round 19-3/4-, 18-3/4-, and 15-3/4-inch outsidediameter (16-, 14-, and 12-inch interior diameter)green Spunstrand duct was specified for theOptimum Performance Home Theatre and rear-pro-jection room air-conditioning application.

The Spunstrand duct system meets all aspectsof the Uniform and International MechanicalCodes, carrying an ICBO (International Conferenceof Building Officials) approval to assure top-qualitymanufacturing for long-lasting duct, and achievesLEED rating points. Spunstrand fiberglass rein-forced plastic duct (FRP) is rated Class 1 andcode approved for direct underground burial.Spunstrand duct is manufactured using the fila-ment-wound method, where continuous fiberglassstrands are impregnated with resin and machinewound on a mandrel, which has first received a foilscrim kraft surface liner. Winding continues untilthe desired wall thickness is reached, and then themandrel with the duct laminate is moved to a heat-ed curing station where it is rotated until the resinis set. The approximate glass content of the fila-ment-wound duct is 70 percent.

The internal surface liner providesthe Class 1 rating for this product,while the fiberglass fibers furnishstrength, dimensional stability, andtemperature resistance. The type ofresin is chosen to provide chemicaland electrical resistance, color, finishhardness, and thermal properties.

The radiant floor portions of thefive-inch-thick suspended concreteslab and under-slab insulation will beencased at the perimeters with theEnergyEdge® eight-inch FrameBuilding Rail (EE8fb). The PVC channelprovides full-rigid insulation coveragefrom the top to bottom of an eight-inchslab edge to prevent radiant floor heatloss through the edges of the concreteslab. Below the EnergyEdge will beinstalled eight inches of two-inch-thick

R-Control Perform Guard EPS to satisfy California Title 24 insulationrequirements for radiant floor slab edges.

Prior to the granular mixture fill, the placement of the DELTA-MSUNDERSLAB membrane, the R-Control Perform Guard EPS, and theUponor AQUAPEX-encased suspended slab concrete pour, all theunderground infrastructure for the home will be installed. This willinclude Uponor 1/2- and 3/4-inch red and blue pre-sleeved corrugatedAQUAPEX tubing with outer Armacell® AP/Armaflex® pipe insulation,the NuTone® VX1000 central vacuum system, and the complex electri-cal and low-voltage wiring system encased in conduit. This work isunderway and is expected to be completed by mid-June.

• Spunstrand HVAC duct is designed for directburial applications and is manufactured using the filament-wound method to provide the greateststrength.

Spunstrand® Filament-Wound Fiberglass Underslab Duct

Laying out Spunstrand under-ground air-conditioning duct Forming wine cellar and

retaining wall/planter

Wardflex® flexible corrugated stainless steel fuelgas tubing, which will supply propane to theKitchenAid® Architect Series® II dual-fuel 36-inch-wide range, the Wolf Range Company professional36-inch-wide griddle, the Kohler® generator, andthe Navien® tankless water heater.

Wardflex corrugated stainless steel tubing(CSST) was selected, as it delivers more advan-tages over black steel pipe or ordinary CSST sys-tems. Compared to either black steel pipe or otherordinary corrugated stainless steel tubing (CSST)systems, Wardflex delivers more performance andinstallation advantages. Using continuous flexibleannular corrugated tubing made of 304 stainlesssteel, Wardflex installs without heavy carrying,threading, extensive measuring, or mess. The tub-ing is connected using special mechanical fittings.The continuous lengths and amazing flexibility ofthe fully annealed tubing greatly reduce the num-ber of needed connections (and chances forleaks).

Roger Stevenson and his team at StevensonElectric are charged with the complete installationof the elaborate and sophisticated electrical andlow-voltage electronic systems infrastructure underthe home and throughout the interior, including theextensive interfaces, fixtures, controls, and equip-ment and appliances powered by electricity.

Engineered Environments’™ Randy Sterns, BrianHodges, and Tim Johnson are consulting on the



electronic systems design and installa-tion of the home’s low-voltage infra-structure and technologies.

Engineered Environments is recog-nized as one of the premiere residentialelectronic systems firms nationally, pro-viding custom-integrated systems fordiscerning clientele who appreciate thebenefits of properly applied new elec-tronic technologies. Each year, theCustom Electronics Design &Installation Association (CEDIA) pres-ents awards to winning entries submit-ted from its 3,000 members. The selec-tion process is rigorous, with the judg-ing panel made up of electronic sys-tems contractors and American Societyof Interior Designers (ASID) andAmerican Institute of Architects (AIA)representatives. EngineeredEnvironments’ track record of winningtop awards has spanned each of thepast five years.

Stevenson Electric also will installthe NuTone central vacuum system.The NuTone 1,040 watt cyclonic centralvacuum power unit features HEPA-rated filtration, Microban protection,and Teflon antistick technology.

A three-inch filtered undergroundwater line will be installed to serve as asurplus supply of water available fromthe pond. A standard 2-1/2-inch valuered-painted standpipe hydrant with amale National Hose fire-thread fittingwill be located at the drivewayentrance at the front of the property, towhich a fire hose can be connected.

Following the curing of the concreteslab, Nisus Corporation’s Bora-Care®

will be applied directly to the finishedsurface slab as a primary termite barri-er pre-treatment. Bora-Care creates acontinuous barrier that termites cannotcross and eliminates their food source.

The next installment in this series ofcase-study articles will cover the actualwork being done to accomplish thetasks described, as well as the start ofthe above-slab Amvic ICF wall con-struction. In the meantime, photos will


be posted on the Ultimate HomeDesign Web site (www.ultimatehomedesign.com/oph.php), depictingprogress in the construction of the firstOptimum Performance Home.

Design Concept

As previously noted in this series,the home design integrates all of theconcepts advocated in Ultimate HomeDesign. The goal is to demonstratehow modern building products andmethods can make life safer, morecomfortable, and more enjoyable. Thescience of optimum performancehomes concerns itself with buildingstructures that use less energy, are qui-eter and more comfortable, have fewerproblems with material degradation,provide clean air and water, and doless damage to the environment. As anintegrated and holistic design, thehouse will serve as a permanent

Optimum Performance Home qualifiesfor the Fortified…For Safer Living® pro-gram of the Institute for Business &Home Safety(www.ibhs.org/business_protection).This program specifies construction,

• The expanded closed-cell structure of ArmacellAP/Armaflex pipe insulation makes it an efficientinsulation for effectively reducing heat loss on thehot-water plumbing and heat gain on the cold-water plumbing systems.

Armacell AP/Armaflex® Pipe Insulation

Wardflex® Flexible Fuel Gas Tubing• Wardflex® is the gas piping system for the 21st Century withthe highest overall-rated flow capacity in the industry. Wardflexis recognized as the “system of choice” by major gas utility companies.

• Warm water circulates under the floorsthroughout the Optimum Performance Home usingUponor’s durable, flexible, and resilient cross-linked polyethylene AQUAPEX tubing, providing a comfortable, even heat without stirring up dust and pollutants.

Uponor® Radiant Floors

• Uponor® 1/2- and 3/4-inch red and blue high-density polyethylene (HDPE) pre-sleeved corrugated AQUAPEX® tubing is designed for durability and provides protection for installation inthe soil and allows for easy removal over time.

Uponor® Pre-Sleeved Corrugated AQUAPEX®

Electrical Plan (top);Low-voltage below-slab

infrastructure plan(bottom)

residence that allows itsoccupants to age in place.

The high-performancebuilding systems to beemployed are designed toexceed California buildingcode requirements and resistnatural disasters more effectivelythan a code-minimum house, even withthe new California code requirementsthat require use of non-combustible orfire ignition-resistant building materials.Constructed with stronger buildingmaterials and superior techniques, thehome will be safer, allowing homeown-ers greater peace of mind. The

• A NuTone® Central Vacuum System will be featured in the hometo help maintain healthy interior air quality. NuTone’s central vacuum power units feature a space-saving sleek oval-shapedesign, internal sound suppression system, and a status light onthe hose handle and power unit, which indicates when the VX™

unit’s bag or canister is full and needs emptying.

NuTone® Central Vacuum System

• Nisus Corporation’s Bora-Care® is a primary termite barrier pre-treatment that creates a continuous barrierthat termites cannot cross, eliminating their food source.

Bora-Care®


Four perspective views of theOptimum Performance Home atThe Sea Ranch


the northern tip of Sonoma County andthe south bank of the Gualala River.

The Sea Ranch is widely regardedas a unique and remarkable residentialdevelopment. During the 1960s and1970s, The Sea Ranch was at the fore-front of environmentally responsibledevelopment. It was conceived anddesigned by architects and landscapearchitects who wanted to provide aharmonious mixture of custom homesand pristine natural Northern Californialandscape in oceanfront, meadow, andforest environments. In fact, The SeaRanch concept and its architecture arerecognized in schools of architecturearound the world, and it is frequentlyused for case studies in environmentaland architectural design. The first con-dominium complex to be built on thesouthern coastal bluffs of The SeaRanch is now a registered nationalarchitectural site.

Single-family development occupiesapproximately 2,500 acres without bor-derline fences or other visible delin-eation of property lines. The remainingacres are permanent green-scapecommons with 45 miles of nature trailsfor walkers, bicyclists, and equestrians.Each home is custom designed by anarchitect/architectural designer follow-ing site-specific design guidelines andis situated off a private road networkwithout curbs, sidewalks, or street-lights. The Sea Ranch is a very uniqueresidential development woven into atapestry of buildings and nature andcommitted to environmental preserva-tion. The development includes 2,288lots for single-family custom homes,with 529 remaining to be developed(1,735 already developed and 24under construction).

The Sea Ranch is managed by TheSea Ranch Association, a CommonInterest Development (CID) with anelected volunteer Board of Directors,and supported by numerous volunteercommittees. All development on TheSea Ranch is subject to design review

and the approval of a Board-appointedautonomous Design Committee. TheDesign Committee is presently com-prised of architects and landscapearchitects, though it does not includeanyone with experience in vegetationmanagement or “green” sustainablebuilding design. A legal set ofCovenants, Conditions, andRestrictions (CC&Rs) govern the devel-opment and are designed to protectThe Sea Ranch concept.

The Home

The Sea Ranch Design Committeeimposes upon designers architecturalbuilding blocks derived from the origi-nal rural structures found on the north-ern California coast. Designers areexpected to apply their creativity torender various arrangements and devi-ations to arrive at a custom solutionthat specifically responds to the site.Successful proposals submitted to theDesign Committee address the issuesof passive solar positioning, wind, glaz-ing (window) layout, privacy betweenneighbors, vegetation protection, viewpreservation, topography and gradechanges, roof slopes, appropriate exte-rior materials and finishes, and otherexterior design considerations—allwithin the building and site design.

A focus of the OptimumPerformance Home’s design is to standas a showcase for the “green” move-ment and demonstrate means ofreducing a home’s impact on the plan-et through the use of Low-ImpactDevelopment and environmentallyresponsible and sustainable buildingmaterials. It is hoped that the home willbecome a case study for a “GreenPoints Program” suited to the scale ofThe Sea Ranch.

The home’s 3,272-square-feet livingspace (4,441-square-feet total building“footprint,” including garages, coveredwalkways, courtyard, and decks) willbe arranged in a three-building


• The modular Zurn® molded-slop Flo-Thrutrench drain is designed for load-bearingstrength, hydraulics, chemical resistance, andstructural integrity.

Zurn® Flo-Thru Trench Drain

design, and landscaping guidelines toincrease a new home’s resistance to nat-ural disaster.

In addition, the home will meet theguidelines and qualifications for theU.S. Department of EnvironmentalProtection’s ENERGY STAR®, the EPA’s(Environmental Protection Agency)WaterSense™, and the American LungAssociation® Health House® programs.It also will meet the requirements of theNational Association of Home Builders’(NAHB) National Green BuildingStandard, the Sustainable BuildingsIndustry Council (SBIC) Green BuildingGuidelines, and the “Green Points” pro-gram. Sonoma County and The SeaRanch Association are now consideringthis program for adoption.

Furthermore, the home’s design wasthe subject of a case study analysispresentation before the CustomResidential Architects Network (CRAN),Full Spectrum Practice Convention ofthe American Institute of Architects onOctober 20, 2007 in Chicago, Illinois.

The home is also a case study of theCalifornia Energy Commission in termsof energy-efficiency applications and anadvanced water-saving plumbing plan.

Finally, the home is a national show-case for CEDIA, and is the subject of aseries of articles on the design andinstallation of the electronic lifestylecomponents in the home. These arti-cles are featured in CEDIA’s ElectronicLifestyles® quarterly magazine.

The Setting

The Sea Ranch is an internationallyrenowned 5,000-acre environmentallyprotective residential development situ-ated within a pastoral and forestedcoastal enclave and nature preserveapproximately 110 miles north of SanFrancisco, California. This stunningdevelopment, now celebrating its 43rdanniversary, straddles a ten-milestretch of Highway 1 along a uniquelybeautiful rugged coastline, ending at



For more information on this advertiser, circle 07For more information on this advertiser, circle 06

Next

With site preparation and foundationconstruction well underway, this contin-uing series of articles will focus on thedesign elements as they pertain toeach stage of construction as the proj-ect progresses, and will include cover-age of the technologies and buildingsystems and the materials used andapplied to construct the first OptimumPerformance Home. UHD

The AuthorGary Reber is the President of Ultimate Home

Design, Inc. and the founding Editor-In-Chief andPublisher of Ultimate Home Design®, The OptimumPerformance Design & Build Resource ForEnvironmentally Enhanced Lifestyle Living™. He isalso President of WSR Publishing, Inc, which pub-lishes Widescreen Review®, The Essential HomeTheatre Resource™. His diverse background inseveral fields includes an undergraduate, gradu-ate, and postgraduate university education inarchitecture, community planning, and economicdevelopment planning. For years he was a con-sultant on community and economic developmentplanning. For the past 15 years he has been aneditor and publisher of magazines in the consumerelectronics and architectural fields. Gary can bereached at 951 676 4914 [email protected].

Product And Contact Information• AFM Corporation, R-Control, 211 River Ridge

Circle, Suite 102A, Burnsville, Minnesota 55337,952 474 0809, www.r-control.com

• Amvic, Inc., 501 McNicoll Avenue, TorontoOntario Canada M2H 2E2, 416 410 5674,www.amvicsystem.com

• Aqua Harvest International, 3628 GreystoneRidge Court, Rio Rancho, New Mexico 87124, 505975 5008, www.aquaharvestonline.com

• Armacell LLC, 7600 Oakwood StreetExtension, Mebane, North Carolina 27302, 800866 5638, www.armacell.com

• Bartlett Mechanical Services, 6755 OakStreet, Anderson, California 96007, 408 313 2486,www.bartlettmechanical.com

• Bed Rock Concrete Pumping, P.O. Box 503,Point Arena, California 95468, 707 882 2637

• Bed Rock Products, Inc., 135 Hay Parkway,Point Arena, California 95468, 707 882 2323

• Bill Wilson Environmental Planning & Design,LLC, 71 Del Casa Drive, Mill Valley, California94941, 415 383 2919, 805 689 7639

• Broan-NuTone, 926 West State Street,Hartford, Wisconsin 53027, 800 548 0790,www.nutone.com

• California Portland Cement Company, 2025East Financial Way, Glendora, California 91741,800 272 9119, www.calportland.com

• Conti Materials, P.O. Box 30248, Stockton,California 95213, 209 467 0626,www.contimaterials.com

• Cosella-Dörken Products, Inc., 4655 DeltaWay, Beamsville, Ontario, Canada L0R 1B4, 905563 3255, www.cosella-dorken.com

• EchoStar DISH Network, 9601 SouthMeridian Boulevard, Englewood, Colorado 80112,888 825 2557, www.dishnetwork.com

• Energy Edge, 7701 East Kellogg, Suite 722,

Wichita, Kansas 67207, 316 618 1983,www.energyedgeform.com

• Engineered Environments, 1250 MarinaVillage Parkway, Alameda, CA 94501, 510 5217500, www.engineeredenviornments.com

• Euclid Chemical Company, 19218 RedwoodRoad, Cleveland, Ohio 44110, 800 321 7628,www.euclidchemical.com

• Feeney Construction, 14660 McCourtneyRoad, Grass Valley, California 95945, 530 4777647, 707 884 9458

• FORTA Corporation, 100 Forta Drive, GroveCity, Pennsylvania 16127-6399, 800 245 0306,www.fortacorp.com

• GetWireless LLC, 10901 Red Circle Drive,Suite 325, Minnetonka, Minnesota 55343, 800 9909025, www.getwirelessllc.com

• Hacker Industries, Inc., 610 Newport CenterDrive, Suite 250, Newport Beach, California 92660,800 642 3455, www.hackerindustries.com

• Headwaters Resources, 10653 South RiverFront Parkway, Suite 300, South Jordan, Utah84095, 888 236 6236, www.flyash.com

• iBeam Systems, Inc., 280 North 8th Street,Suite 30, Boise, Idaho 83702, 800 403 0688,www.ibeamsystems.com

• Kryton Canada Corporation, 8280 RossStreet, Vancouver, B.C., Canada V5X 4C6, 604324 8280, www.kryton.com

• Mendocino Coast Plumbing, P.O. Box 41,Manchester, California 95459, 707 882 2628, 707353 2628.

• Portland Cement Association, 5420 OldOrchard Road, Skokie, Illinois 60077, 847 9666200, www.cement.org

• Seepage Control, 7301 West Boston Street,Chandler, Arizona 85226, 800 214 9640,www.seepagecontrol.com

• Smart Drain, Drawer 2219, Columbia,Maryland 21045, 800 638 8582,www.smartdrain.com

• Sonoma County Builders, Inc., 6280 OldRedwood Highway, Santa Rosa, California 95403,707 837 2997 / P.O. Box 244, Point Arena,California 95468, 707 684 9144

• Spunstrand Incorporated, 620 North PostStreet, Post Falls, Idaho 83854, 208 665 7444,www.spunstrand.com

• Steve Glaze Backhoe, 2766 Parkview Drive,Lakeport, California 95453, 707 263 3055

• Steve Michelson Productions, Lobitos CreekRanch, 2800 Lobitos Creek Road, Half Moon Bay,California 94019-2547, 650 726 2460,www.lobitoscreekranch.com

• Stevenson Electric, 1340 Highway 4, P.O.Box 2642, Arnold, California 95223, 209 768 2100

• StormTech, 20 Beaver Road, Suite 104,Wethersfield, Connecticut 06109, 888 892 2694,

www.stormtech.com• Stormwater Solutions, LLC, 3940 Laurel

Canyon Boulevard, Suite 856, Studio City,California 91604, 866 786 7690,www.stormh2osolutions.com

• ThermaSAVE/IHSN, Inc, 4002 Helton Drive,Florence, Alabama 35630, 256 766 3378,www.thermapanel.net

• Uponor North America, 5925 148th StreetWest, Apple Valley, Minnesota 85254, 800 3214739, uponor-usa.com

• Wardflex, 2085 West Avenue 140th, SanLeandro, California 94577, 415 971 1531

• WaterFurnace International, Inc., 9000Conservation Way, Fort Wayne, Indiana 46809, 800222 5667, www.waterfurnace.com,www.stormh2osolutions.com

• Weeks Drilling & Pump Company, 6100Highway 12, Sebastopol, California 95472, 707 8233184, www.weeksdrilling.com

• WildBlue Communications, Inc., GreenwoodCorporate Plaza, Building. 1, 5970 Greenwood PlazaBoulevard., Suite 300, Greenwood Village, Colorado80111, 866 945 3258, www.wildblue.com

• Wonderwater, P.O. Box 1510, Mt. Shasta,California 96067, 530 926 5050, 530 925 2586,www.wonderwater.net

• Zurn Flo-Thru Operation, 116 Molly Rex Lane,Mooresville, North Carolina 28117, 704 799 7087,www.zurn.com

accordance with The Sea Ranch guidelines gov-erning exterior hard-surfaced paths. All such sur-faces are pervious to virtually eliminate waterrunoff. The surface will be packed with decorativecrushed rock to enhance the natural appearanceof the home’s setting. There also will be a dedicat-ed equipment room off the courtyard, whichaccommodates the Uponor and WaterFurnaceradiant-heating apparatus, TrendSetter® solar hotwater storage tanks, Navien’s 98 percent condens-ing on-demand propane-fired tankless waterheater, and other equipment. The backup Kohler®

generator is housed within a separate weather-resistant tower located off the north wall of the two-car garage and guest bedroom, within the fenceddog run. This tower is designed to optimize thenorthwest wind performance of the PacWind®

Seahawk® vertical-axis Savarrieus™ wind turbinedisguised within (see Part XII,November/December, Issue 12).

The home site is nestled on an almost-acre par-cel at the edge of a forested area of the southernsection overlooking the Pacific Ocean, offering dis-tant water views. Some of the home’s features willinclude a Benissimo® slate-floor outdoor courtyard,two thick solid hardwood Ipé deck areas, in-groundDimension One Spa® Amoré Bay hot tub, Finnelo®

Finnish sauna, and underground wine cellar. Theorientation of the home on the site is designed totake advantage of natural lighting and passivesolar heating and cooling. Good site and landplanning will result in minimal land disturbance andpreservation of natural features and environments.

Landscaping will consist of The Sea Ranch-approved indigenous vegetation with low-waterrequirements and unique water conservation fea-tures, including two ponds and a stream support-ed by rainwater catchment and captured runoff.Site grading has been specifically planned toenhance the project’s placement in the watershed,and the design incorporates the principles of LowImpact Development to minimize runoff fromimpervious surfaces and mimic the natural hydrol-ogy in overall effect. The resultant water harvestingwill then minimize the use of irrigation, and theincreased infiltration and retention will passivelysupport the native landscape. Additionally, a graywater system will be used for undersurface plantirrigation.

compound using a well-sealed, well-insulated, super-tight buildingenvelope that reduces temperature fluctuations and enhances overallenergy efficiency. This arrangement provides for an alcove courtyardprotected from the prevailing wind from the northwest. The home isdesigned with differing spatial experiences throughout to encourageexploration. The home will display innovative interior design and be fur-nished in a contemporary Frank Lloyd Wright style appropriate to itsdimensions. The home design connects the indoors and the outdoorswith covered walkways, a courtyard, decks, and a garden to expandlivable space, without requiring heating or air conditioning. The home isdesigned in accordance with biophilic design principles with abundantand excellent use of natural light and natural indigenous landscapingplanned. {For an in-depth analysis of the biophilic attributes of thehome, please read “Biophilic Design,” “Biophilic Design Attributes,”and “The Interior Design Process, Part I: Synthesizing Sustainability,Universal Design, And Technology” authored by Julie Stewart-Pollackin Issue 3 (May/June 2006), Issue 4 (July/August 2006), and Issue 10(July/August 2007), respectively.}

The main-floor living area is designed to accommodate the capabili-ties of all occupants without any challenging physical barriers, even forthe elderly and disabled. The home design features a ground-levelopen plan for the living room, dining room, master bedroom suite, andspacious kitchen with solarium, exhibition cooktops, and home man-agement system.

The second building in the compound is designed to accommodate alarge state-of-the-art Optimum Performance Home Theatre with inte-grated rear-screen projection room and a home office.

The third building will include a two-car and boat garage, workshop,main-level guest bathroom, and laundry room. The second level of thisbuilding will have two guest bedrooms, a bathroom, and a dedicatedlibrary/home theatre/surround music room distinguished by a high-tower feature. To insure universal access to this floor, the design pro-vides for an Otis® Gen2 residential elevator.

The entrance and walkways that connect the three buildings and thesolarium will be enclosed with insulated- and solar gain-reduced-tem-pered glass. There will be a seating area at the vestibule entrance tothe home. The main entrance vestibule will serve as an oversized mud-room. The driveway, area around the garage, guest parking, andentrance to the home—as well as all paths—are designed in



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