Riding the Green Wave 

By Faren Dancer
Hacienda De Santa Fe Magazine  

No, this isn’t the story of a surfer traveling the globe in search of the endless summer.  As the momentum of environmental consciousness continues to build and the media keeps the attention focused on anything green, more and more citizens are standing up and declaring their personal pledge to live more in harmony with nature. Many are increasingly becoming more aware of their consumption, giving notice to their friends and families about necessary energy saving practices and instilling in their children the needed awareness of how to walk gently and respectfully on the earth.  

The counterculture brought attention to harmonious environmental practices many decades ago. Ideas about growing organic food, recycling, living simply and in balance with nature, awareness of consumption, animal rights, herbal medicines and alternative healing modalities were not really new concepts. They were mainly adopted from the indigenous cultures that had practiced living in oneness with the earth for countless thousands of years. Now, as these concepts have entered the mainstream, even Frito-Lay makes organic blue corn chips with non-hydrogenated oil. Sure, much of the momentum is being generated by the bottom line of the corporate powers who know a good pitch when they see one, such as Bank of America earmarking 20 billon dollars for green related programs, business startups and education. Here’s a good one….”Credit card rewards go green”.  A rising number of card issuers let environmentally minded people use points for such options as donating to a renewable energy cause. One perspective is that as congress is in the throws of reviewing credit card fee practices, the industry needs a freshened image and green is good. Coming next…the advent of biodegradable plastic. Irregardless, of what is driving the trend, causing businesses and individuals to feel better about themselves, more of what truly makes sense, that which is more sustainable and healthful, is now being brought to the marketplace. 

Now, at last, the building industry is riding this wave as well. The National Association of Home Builders predicts that green built homes will skyrocket by 2010 to at least one half of all new home starts. Of course, this type of accelerated shift is happening none too soon. In fact, it’s long overdue. Unfortunately it takes something like the much publicized tipping point, the environmental crisis that can no longer be ignored. Global Warming has been the wakeup call, but the imbalanced practices that have for so long deteriorated our environment has been perpetuated with blind indifference. 

I, personally, have been in or around the building trades since the 1960’s.  In the 1970’s, in Northern California, I witnessed the counterculture’s ingenuity in something called the “wood butchers art”, where resourceful and creative types utilized discarded materials of all kinds to build wonderfully crafted dwellings that blended beautifully with their surroundings.  Sure it was extra work prying nails out of recycling lumber, but the rewards were plentiful. What some considered trash was transformed into artistic expressions that radiated a warmth and vibration that the new and “plastic” renditions of the day could not match. Native Americans knew this art all too well. They resourcefully utilized what was available in their environment to create all types of dwellings that were esthetically pleasing, simplistic, functional and readily available.  My own, circa 1973, gypsy wagon, built on the back of a 1963 Ford pickup, was prominently featured in Car and Driver Magazine. In that, then, current world of vinyl clad Winnebagos, my handcrafted creation was applauded by large crowds of retired seniors who lined up in parking lots in Miami Beach, anxiously awaiting a tour of the “reincarnation of old world craftsmanship”. I could have sold tickets!  

So now, fast forwarding to the present, we are witnessing another form of renaissance, one that gives credit to sensibility, earth stewardship, accountability for energy consumption and acknowledgement to a sustainable future. To this end, I have been scouting the countryside, delving into what is actually happening here in Northern New Mexico.  Being a green builder myself for much of the past thirty years, I have been amazed to find how much is being done to broaden our scope, expand our possibilities and offer an incredible range of alternatives to what has been the common practices of the past. Not only are there numerous inventive and leading edge minds propelling their businesses with innovation, technology, craftsmanship and integrity, but there are an array of options for affordable housing, custom homes and even communities that have dedicated themselves to this green movement. Concurrently, there our countless new and provocative building techniques and materials, many from recycled and sustainable sources, making their way into practice.  Gladly, I sense this is but a beginning to the potential and resiliency that resides within the human spirit. 

No one would consciously choose to maintain a status quo that is obviously flawed, if not downright silly. Doing the right thing will move beyond what is trendy as the awakening of common sense becomes more fashionable. We need to click off automatic when it comes to how we function and how we consume. Sixty thousand plastic bags are toted home every five seconds in the U.S., 2.5 million plastic bottles every hour, 15 million sheets of office paper every five minutes, 426,000 cell phones are retired everyday. There is much riding in the balance.  Future generations are counting on us, now, to restore harmony to our ecosystems, political motivations and interactions with our fellow man. Not only must we reduce our collective carbon footprint, but raise our understanding that we’re all in this together.  Now sit back, and if you haven’t already, prepare yourself to ride the wave. 

Production Builders with a Conscience 

Tucked in behind the golf course, nestled amongst the sprawling expanse of  neo-classic, Santa Fe style knock-offs, are some homes that were built to meet the market demand of moderate pricing and energy efficiency.  Mark Roccaforte of Sonida, LLC (dba Allied Homes) began building one of the first Energy Star rated subdivisions in Santa Fe in 2000. With the need to produce 15% of his project as affordable housing, there wasn’t any room for cost overruns or frivolous expenditures, but he maintained the ability to provide comfortable living, energy saving features and affordability. These homes provided tremendous bang for the buck at a time when some competitors were selling visually comparable product for a better profit, his offered numerous green features including cellulose insulation, low-e windows and Energy Star ® appliances and heating systems. Sensitive to placement and the solar passive perspective, the homes were built with environmentally friendly materials and healthful building practices. The result was they sold faster than they could be built and made it far easier for the homeowners to afford their monthly outlay.  As the market spiraled further upscale in the years that followed, and the city demanded 30% be sold as affordable housing, his customer based diminished.  The market will dictate where the business will go next and diversification seems to be the key to his continuing success. 

The upcoming Vistas Bonitas by Vermejo Park Construction will be a 78 unit affordable housing subdivision.  The initial concept was to make the project as green as possible with at least an Energy Star ® rating. With the advent of New Mexico State tax credits, they are now looking to attain the goals of the 2030 Challenge while being rewarded with the tax advantage for a Build Green New Mexico “gold” rating.  Being a relatively small track builder, Vermejo Park Construction has long recognized that small tract home builders have the advantage of nimbleness over national tract builders, and it is their hope to create replicable models that others can easily emulate, while taking temporary advantage of market uniqueness. Because their home prices have been mandated by City of Santa Fe affordable housing guidelines, they creatively figured out ways to achieve their goals as inexpensively as possible. Despite this, they have managed to design healthy, well insulated, energy efficient homes that utilize new technologies such as hydronic air handlers with built-in Heat Recovery Ventilation (HRV) systems, low-e windows and positioning the homes for maximum solar gain.

Their philosophical perspective is quite simple…”Small volume tract builders must show the way for our large volume builders when it comes to marrying the principles of sustainable building practices and affordable housing.” 

Dry Creek Development, has put together a small, visually pleasing in town development, Arroyo San Antonio Condominiums in an historic setting just off Agua Fria. The Acequia Madre or “mother ditch” runs through the south side of the property and has been a constant source of Santa Fe irrigation for over 400 years.  Built with numerous green features and at a somewhat modest price point, these homes will qualify for the Build Green New Mexico program and provide owners with energy efficiency, passive grey water systems, an Energy Star ® rating and a clean, contemporary style that blends well with its surroundings.

Technological Showcase

The “Dream Home”, located on Santa Fe’s north side, is a techno banquet of the latest innovations in green building materials, accessories, appliances, mechanical systems and their state of the art applications. The vision of Jody and Cara Feyas, this “urban-elegant” style home with an emphasis on “Design Intuitive Function” embodies everything from certified/sustainable wood products with recycled content, water catchment with automated on-site water management (saving up to 50%), heat resistant paint and roof coatings, scale and stain resistant shower glass (eliminates the need for harsh cleaners), hands free faucets, cork flooring (from renewable sources), scale stop water conditioning system (salt-free, no back flush, no electricity), low flow and ½ flush toilets, the latest in energy efficient window glass, and the list goes on and on. See thedreamhome.info/newsite/ for details. With it’s clean, contemporary design, environmental consideration for materials and their application, aesthetic appeal in regards to it’s placement, while minimizing it’s footprint (still providing wonderful views of the Sangres) and integrated outdoor living spaces, this house truly showcases the direction of technology and it’s rightful place in the future of green building.   

Live and Work 

An up and coming approach to urban living in recent years has been the concept of  the “live-work” or mixed use development.  In various urban centers around the country the idea has really caught on for those who enjoy the stimulation and creativity of an urban environment, while wanting to avoid the commute normally associated with that contrasting distinction. The concept alone is a “green” one, as the energy and emissions saved by walking downstairs to work frees a person to avoid traffic and parking, while applying the time savings to more productive endeavors.  Those who enjoy urban living have often times had the option of walking or biking to nearby shopping or other amenities, thus avoiding the obvious inconveniences.  Of course there are tradeoffs, but for those who truly resonate with city life, adding work/business into the equation offers a tremendous advantage. 

For Santa Fe, The Lofts has been a very successful expression of this concept. Don Wiviott, the Lofts creator puts his vision in perspective…”The Lofts communities are unique because individuals can live and express themselves creatively in a fun environment close to city amenities while living in a space that’s sustainable.” 

“Sustainable” becomes the added aspect that propels these developments in a very forward thinking way. Their design team develops sites in a way that preserves their natural resource, limits soil erosion, harvests vegetation for reuse and limits water and energy demand.  For the “Artyard”, the upcoming development adjoining the railroad station on Paseo De Peralta, the list of green building features continues to expand. The short list of the green items include certified wood products, materials without formaldehyde, 95% efficient heating equipment, advanced/recycled insulating materials, Energy Star ® appliances and lighting packages, dual flush toilets and the recycling of job related waste materials. Aside from capturing roof water for irrigation, grey water will be captured, filtered and reused to flush toilets. All the units will be roughed in for Solar heat and domestic hot water, an option that can easily be added at a later date.

As of this writing there is no one program that accommodates the live/work category to receive the available tax credits, so the Artyard plans to comply with the Build Green New Mexico gold standard for the residential space and the Leeds silver standard for the commercial space. Their commitment to the environment truly stands out.

Green Custom Homes

In the world of custom home building there is far more freedom and options for green related elements. However, the client has the ultimate say and often isn’t willing to give up any of the standard amenities for additional green elements. There is much that can be incorporated with a small increase in cost. Elaborate solar installations, cutting edge technological systems and fancy recycled glass tile can quickly jack up the costs, but it’s all based on the budget and how far a client is willing to go. In spec building it’s also usually a matter of maintaining a specific price point so that reasonable profits can be realized. Every now and then a client comes along who has the deep pockets, elaborate tastes and a true desire to do as much as possible in greening the project.  Then again when a house becomes of palatial size the embodied energy in the materials needed to build it can, in some respects, negate its green virtues. Without question, the number one aspect of green is design, and this doesn’t necessarily mean more cash outlay.  A properly sited, well conceived solar passive design, allowing for needed solar gain and natural light, can go farther in achieving an energy efficient home that any other one factor. 

Tierra Concepts began building solar passive homes in Eldorado some twenty years ago. Through the mid-nineties in working with local architect, Paula Baker-Laporte FAIA, who wrote “Prescriptions for a Healthy House,” they built numerous projects for clients who required a high degree of indoor air quality.  Since that time they have employed many aspects of green building and are soon to break ground on project in Las Campanas, that is a compound of six homes with energy saving advances, green construction methods and water conservation features incorporated.  The project will be dubbed “Compound Green.” 

Mitchell Smith of Solarsmith, LLC, has been designing and building efficient and ecological homes in Santa Fe for over fifteen years.  His projects start with designs that utilize site planning and southern exposure to ensure the maximum passive solar benefit.

His building philosophy is simple, “when people accept environmental responsibility as the number one design priority, they are happier in a smaller, passive solar house with low maintenance.” He doesn’t discount technological advances, as he has used elaborate photovoltaics and thermal solar heating systems in many projects, but he sees the answer to our building challenges as a simplistic one… using less resources and more labor.

Employing more people and robbing the planet of fewer resources may appear backwards but is truly progressive in lessening environmental impact while doing more to stimulate a local economy. He also trumpets the call for buildings to be “breathable,” meaning that construction methods should allow moisture to transfer or escape rather than being trapped within the walls. He also designs with fresh air in mind.  As opposed to elaborate mechanical ventilation systems, a natural convective loop allowing fresh air to circulate is a simplistic and healthful alternative.  He also incorporates more ancient building approaches such as mud floors which are composed essentially of mud and straw.  He sees them as the environmentally responsible floor. They involve much less embodied energy than other flooring options, little in the way of manufacturing and transportation, and when sealed with a mix of citrus solvent and linseed oil have excellent durability. “When spilling a glass of wine on a fifteen year old mud floor, you can watch it bead right up.” It’s also much easier on the feet than concrete, stone or tile. 

Smith sees the greening of our buildings, and lifestyles, as truly an ethical and moral issue, which has been the case in Europe for many years.  It isn’t so much an elective to reduce or eliminate our carbon footprint, as it is an ethical and moral obligation…meaning, “the number one priority.”

Earthen Structures 

The most common approach to building throughout the centuries has been those that utilize locally available, natural materials such as earth, stone, mud, straw and timber. Here in northern New Mexico, adobe has long been a prominent means of construction. This technique, though recently assailed through high-tech analysis as having poor R-value and low energy efficiency, provides substantial thermal mass. Paula Baker-Laporte FAIA, co-owner of Econest, a local architect/builder says, “We live in this crazy part of the world where people value earth. This is apparent in the real estate market where real adobe homes are far more valued.”  Why?  Not merely because of some romantic notion that an adobe home is traditional and thus more valuable, but simply because they feel good and function wonderfully in an inexplicable way.  Correct balance of insulation and thermal mass produces very constant temperatures through the four seasons. The reason why adobe homes feel good is that the earthen, thermal mass creates interior surface temperatures (not currently measured by infra-red photography and other detection means) that promote a very pleasing environment. Paula adds, “we don’t discuss thermal mass, surface temperature and ionization very much in this country even though these are tangible and quantifiable factors that contribute to our comfort and sense of well being. 

Paula had been a Santa Fe architect for many years and after becoming ill began her quest for creating the healthiest possible home. Thereafter she formed her partnership with Robert Laporte, a timber framer by trade who had studied Building Biology in Germany.  They have since evolved their approach to building Econest homes and their technique includes traditional timber framing with 12”walls formed from mud and straw completely wrapping outside the frame, with no air leakage to penetrate around the structure. There approach is handcrafted, has little embodied energy, uses all natural materials and all waste from the wall systems can be composted as it is 100% organic mater with zero toxicity. 

The Leed program is based on how we build in this country.  Building Biology, coming from Europe, leans more towards the use of natural materials as they have thousands of examples all around them.  Robert had the opportunity to examine an 800 year old building that was undergoing renovation.  He found that the original willow reed, encased in a clay/straw mixture, was perfectly preserved.  This made a strong impression on him and led him to pursue the development of a clay/straw wall system that would meet contemporary energy needs.  When we discuss indoor climate here, we are exclusively referring to humidity and temperature.  Building Biology considers numerous other factors, such as electro-magnetic fields, permeability (the structure’s ability to allow water in and to dissipate back out). Here, primarily because traditional insulation cannot get wet, we install all types of impermeable barriers.  When water penetrates it cannot escape.  This is why mold is such a prevalent issue, as well as other failure issues. Building Biology also factors ionization.  Most of us recall the experience of being in or near a waterfall and the sensation is one of feeling really good. This is because of the prevalence of negative ions.  Synthetic materials and the use of forced air heating and cooling, regardless of filtration and mechanical ventilation systems, produce essentially positive ions. 

Building breathability functions more like our skin does as apposed to our lungs.  If you swim for an hour you do not gain an ounce, but if you have to sweat, it easily pours through. This is a permeable membrane.  Building membranes should, ideally, behave the same way, and natural materials tend to do this.  They have vapor permeability and hygric capacity.  The Econest building technique does not use artificial vapor barriers.

Clay has a great capacity to allow moisture in and allow it to dry back out. It’s always seeking equilibrium.  The Germans learned the hard way after World War II. They started placing barriers and cementatious plasters on earthen structures that had been around for many hundreds of years and watched them deteriorate in twenty years due to trapped moisture.  In working closely with New Mexico state building officials (CID) for over six months, (some attended Paula and Robert’s workshop), they co-authored New Mexico State guidelines for clay/straw construction. It probably would have been more difficult in other parts of the country but, “here they are more progressive in a back to the future sort of way.”  The building officials here are used to earthy construction as opposed to other places that do not have our history.

Visionary Green Communities 

Several forward thinking, green communities have recently broken ground in Santa Fe County.  In possessing the capacity to design, from scratch, a vision that includes ecological balance, water management, building aesthetics, energy efficiency and a sustainable game plan, these communities will be guiding models for future development. 

Oshara Village, located just outside the city limits not far from the Santa Fe Community College, is a 430 acre planned community development that will include town homes, patio homes, single family homes, estates homes, mixed use and commercial.  Oshara Village will be an authentic village built to balance human needs with ecological imperatives without compromising quality, comfort or value. Healthy and safe with sensible conservation of water, energy and land, Oshara Village is preparing to set a new standard for sustainable living. Nationally considered a prime example of the ”new urbanist model”, developer Alan Hoffman says, “it’s really an old urbanist model reborn.” In planning the village the five major components needed to evolve a true community were factored into the design…live, work, shop, educate and gather, all within easy walking distance. This greatly reduces the time, energy and carbon emissions typically expended for daily life.  It is predicted that ultimately one half of the residents will live within walking distance to work. 

Danny Buck, one of the Oshara Village approved builders, came to Santa Fe in 1979 to join with kindred spirits, after building adobes for years in Corrales. He has been active in green building ever since. His inaugural project for Oshara is the first craftsman style house he has ever built, but is enjoying the contrast from previous endeavors. The goal is to qualify for Build Green New Mexico “gold” status, setting the tone for future houses in the village. He is so enthusiastic about Oshara that he will be breaking ground on his own home there in the near future.  

Architectural diversity is another key component for Oshara.  A blending of styles that include Santa Fe, territorial, craftsman and others will break from the visual monotony so typical with current developments.  With pedestrian friendly streets, central plaza, 50% of the land designated as open space and an expandable water treatment facility, that will recycle 100% of the waste water for irrigation and commercial use, a signed pledge from builders to maintain energy efficient, solar passive and sustainable construction methods and a beautifully conceived master plan that avoids many of the typical, restrictive covenants that prohibit communities from evolving naturally, Oshara Village moves to the national forefront of consciously planned communities.

The Ranch At Padre Springs, a 1221 acre, upscale, development overlooking Pecos National Historical Park, sits high atop the Glorieta Mesa with spectacular views and the vision to match.  Developer Bob Sherwin and wife, Denice, have assembled a diversified team of professionals who share in that vision of sustainability, earth stewardship, renewable energy and life in harmony with the Earth.  The homesites, ranging from 5 to 118 acres, all with magnificent views, flow beautifully through the wooded terrain maintaining a sense of privacy and interconnectedness to the whole.  Within this majestic setting, Bob envisions as close to a carbon neutral community as possible, where eco-friendly principals meld with technology based solutions. The Angel’s Nest Retreat near Taos, which is completely off-grid, is the sustainable model for much of the technology, water harvesting, passive solar design, agricultural techniques and energy innovations that will be employed at Padre Springs.  Angel’s Nest Retreat has demonstrated the ability to utilize solar energy, wind power and power up the first hydrogen fueling station in New Mexico.  In attending a conference at Angel’s Nest, with 20 of the top sustainable scientists in the world, the Sherwin’s gained insight into some of the most cutting edge technological advances that will come available in the near future. One NASA scientist who worked to provide solar power for the space station is evolving this new type of solar technology that will be more powerful and more cheaply available than the current options. The investment in solar could be recouped in as little as four years. This is but one of the numerous technological advances that will ultimately be showcased at Padre Springs. 

If the Sherwin’s are successful in receiving the necessary approvals for a future phase on top of the Mesa, it is their dream to create a world class spa, healing center, spiritual center and gathering place for people doing extraordinary things for the planet.  There will also be organic orchards, vegetable gardens and an interactive, multi-sensory theatre experience. Far beyond the ordinary, this ancient, historic site is the perfect energetic match for what the future holds. The vision truly does match the views at The Ranch At Padre Springs.

Conclusion 

As a society we are the largest contributors to greenhouse gases and the resultant consequences that threaten the planet. Representing 4% of the world’s population we account for over 25% of the carbon emissions. The problem certainly needs to be brought to light but the focus needs to remain on viable solutions.  To that end, through knowledge, information, shared responsibility and the new, pioneering spirit being displayed here in New Mexico, we have begun to discover that we really do care about future generations and desire to leave something other than a tarnished legacy of depleting environmental practices.  This renaissance includes technological advances but also includes a return to our roots along with the expanding awareness that we are one with the larger matrix of life. Through this perspective of our unity with nature, and with all other life forms, we are beginning to gain a greater respect for each other, ourselves and for the Earth.

                            Faren Dancer

                  Sundancer Creations Custom Builders

                   SFAHBA Green Building Chairman