Top Ten Reasons Why Design and Build Simply Works Better

The Steamboat Project was Design Build

1. Comprehensive budget – prepared by experienced number crunchers who are intimate with every phase of the project from planning through design to construction and interior design.
2. Beginning to end supervision – One entity supervises the project from inception to completion creating continuity and project expertise.
3. Seamless multi-disciplined integration – All the necessary disciplines (architecture, planning, engineering, construction, interior design) are housed under the same roof and answer to the same authority creating simplified workflow.
4. Single entity accountability –  If something ain’t right, one entity is responsible for correcting the supervision and has the authority to do it.
5. Breadth of knowledge – The team is experienced in all phases of a homebuilding project, not just a particular discipline. The result is a synergistic knowledge base.
6. Parallel track design and construction – During design, construction budget, timeframe, and  logistical issues are examined while during construction, design changes can be readily implemented.
7. Design guidance and input – Builder sits at the design table. Who better to provide relevant design guidance than someone experienced in homebuilding.
8. Budgetary input during design – A builder intimate with the design process can provide cost management advice during the design phase.
9. Proven team member/players – The team members know each other well having worked on many projects together
10. Accessibility – The client always has access to the entire team through any single team member.

Note: Design and Build projects by Trilogy Partners include Caleb’s Journey, Rounds Road, Calecho, Steamboat, Kauai, and others featured in the project gallery.

Boiler Room with Geothermal Heat Exchange System

From earlier writings we described the environmental commitment of Breckenridge homeowner Kyle M. to build an 8,000 sq. ft. luxury zero energy home. We continue today with the inside story of this net zero home. This writing focuses on the renewable energy systems chosen including solar electric and geo-exchange, along with an integrated lighting and electronics program that dually functions as an energy management system. Once Ambient Energy produced the energy modeling for the 8,000 sq. ft. home, the engineering and building team went to work to choose materials that would conserve as much energy as possible. Step one: Design and build a tight well-insulated energy-efficient home. Step two: Incorporate renewable energy and smart-home control systems geared to energy conservation.

The environmental heating and cooling solutions for the Breckenridge Timber Trail home demonstrate a high degree of integration among experienced professionals not unlike the workings of a well trained sports team. This team’s goal: design and install an efficient geo exchange heating ventilation and cooling (HVAC) system to provide 100 percent of the home’s space heating needs with a natural gas boiler backing up system. First up to bat was Barry Engleman of George T. Sanders Companyof Silverthorne. George T. Sanders did the heat calculations for the home to determine how much radiant floor tubing was needed to keep the house warming properly even down to 20 degrees below zero. Engleman designed the layout and Tekmar control systems that control the radiant floor hydronic system. Next to bat was Eric Atcheson of E.W.A. Mechanical Inc. based in Silverthorne. E.W.A worked closely with Engleman, and was responsible for the home’s plumbing, heating, and automated Tekmar control systems. Following Engleman’s layout and his own expertise, Atcheson installed the plumbing system for domestic hot water production, radiant floor heat tubes to supply heating for the home, and the optional snowmelt system for the driveway. The house received two high efficiency boilers that integrate with the ground source heat pumps and ensure the home’s comfort on the coldest of Breckenridge nights. Our third and fourth batters were Jim Dexter from Summit Professionals of Silverthorne and Bob Major of Major Heating and Cooling in Wheat Ridge. The two companies managed the installation and integration of the ground source geo exchange heating and cooling system, heat pumps, air handling and humidification. Summit Professionals designed systems and duct work to provide a fresh supply of air to the home and comfortable environment. Dexter installed an integrated air handling, humidification and Energy Recovery Ventilator which gives the homeowner complete control over the indoor environment. The Breckenridge home receives 100 percent of its space heating and summer cooling from a geothermal heat pump system. Geo exchange uses the constant 50 to 55 degree temperature of the earth to warm the home when it is cold outside and to cool the home on hot days. Before excavation of the home, the geo exchange wells were drilled. Major Heating and Geothermal in conjunction with Can-America Drilling Inc., installs a closed loop system consisting of 19 boreholes, each 300 ft deep, around the foundation and under the driveway.

Solar PV System

Photovoltaic Panels

SolSource, Inc., a solar engineering and installation firm based in Denver, was engaged to design and install the solar photovoltaic system, through their partnership with Breckenridge-based Colorado Building Company.

The Making of Breckenridge’s First Custom Net Zero Home

Dave Lyskawa, Sol-Source VP of Residential Sales, met the homeowner’s goal of designing a solar electric system that provides 100 percent of the home’s electrical needs. For phase one, SolSource installed a 9.89 kW solar PV array. The solar energy installation consists of 43 SolarWorld 230-watt panels with black frames. SolarWorld modules are 100 percent manufactured in the U.S. The solar panels are connected to Enphase micro inverters and an Enphase energy management unit which provides 24/7 system monitoring. Enphase increased the energy production of the solar array by maximizing the energy generated by each individual solar panel. SolSource also selected Enphase to allow for system expandability and is pre-wiring the home for an additional 7 kW system in phase two. The energy produced by the 9.89 kW array prevents an estimated 29,907 pounds of C02 from entering the atmosphere every year.

Lighting and Energy Management Systems

A final component to creating Breckenridge’s first custom net zero home was integrated lighting, energy management, and whole house automation system. Players were Chad Ballard of Paradigm Systems, Inc. based in Denver using the Vantage Control system and Daniel Stern with Electronics by Design in Broomfield. All lighting fixtures installed were evaluated for functionality and energy efficiency. “We focus on correct color, intensity, dimming and usage of the lights required in a luxury residence, while ensuring that the house is performing at the minimum energy consumption,” said Ballard. The Vantage system was chosen for its ability to provide automated and remote control of the home’s lights, HVAC, shades, fans, audio/ video and home theater distribution systems, security through sensors, timers, keypads and energy consumption meters. Lights in high use rooms were programmed with occupancy sensors that turn on when some one enters the room at a set intensity and turn off when motion is no longer detected after a set time interval. This simple house-wide lighting/motion sensor system enables the homeowner to masterfully manage the home’s electricity usage and significantly conserve energy. This Breckenridge residence is likely the “smartest home” in town. If homeowner Kyle wants to, he can press a button on his cell phone as he is driving up to his mountain chateau and engage a “Welcome” mode. With one button the lights turn on, the blinds go up, the garage door opens, and music begins to play.

When Breckenridge homeowner Kyle M. decided to build a Net Zero home in Breckenridge, he knew the process could be daunting – but he was up for the challenge. He cared enough about reducing his energy usage that he searched and found an experienced team of Summit County professionals who would commit to his goal of building a zero energy home.

As we mentioned in our story yesterday, when our Breckenridge homeowner purchased his lot on Timber Trail Road, he knew that the overall design of the home would need to fit into the upscale theme of the Timber Trail neighborhood. Bringing the experience of having successfully reduced the energy consumption in his 10,000 sq. ft. Boulder home, he found a green building development team that could design and build a custom 8,000 sq. ft. home which would be as energy efficient as possible. Kyle selected Trilogy Partners of Breckenridge who were already well known for their expertise in designing luxury homes, interior design and construction management while incorporating environmental solutions and features into houses.

What follows is the journey of the home starting from the inside and covering the home’s energy modeling, insulation and framing.

Energy Modeling

First challenge: how to work with a and intricate architectural design and meet the goal of Zero Energy. Among the first professionals engaged for the Breckenridge Net Zero Home was Andy Walker and Renee Azerbegi of Ambient Energy of Denver. Ambient developed a net zero energy model which provided an analysis of how much energy is needed to power the home’s lighting, heating, coolingand other daily living needs. “Our greatest challenge was making a significantly-sized home energy efficient and renewably powered,” said Renee of Ambient Energy. “Based on the energy efficiency and net zero energy modeling and analysis, we determined how to reduce the life cycle energy use of the home and save over $58,000 in energy costs over the life of the home. We used an hourly energy use simulation model to calculate how to provide 100 percent of the house’s energy use from on-site renewable energy systems,” said Walker of Ambient Energy. The energy report recommended a combination of a large solar electric PV array along with a geo exchange system for space heating.

Framing and Insulation

However, before the team focused on the renewable energy systems it was important to make the home as energy efficient as possible to reduce the need for additional energy in the first place. The team turned to Joe Sundquist of Sundquist Design Group, Inc. in Conifer, Colorado. “To address the owner and builder’s desire to make this building energy efficient, we wanted to minimize unnecessary framing, while allow for increased insulation wherever possible,” said Sundquist. The home design utilizes manufactured lumber products purchased through The Breckenridge Building Center. Heavy timber members were used to create the structural framing system. Exposed wood beams were functioning as structural support elements to minimize redundancy within the framing system. Boise Cascade engineered wood products were chosen for framing purposes. Engineered wood products eliminate the waste associated with inconsistencies found in traditional wood products and typically uses only half of the wood fiber compared to ordinary lumber. “Boise engineered floor joists are 54 percent stronger and 33 percent stiffer than traditional lumber, yet use 48 percent less wood fiber, “said Jeff Sexton out of Boise Cascade’s Denver office. “The stronger engineered lumber allowed for increased stud spacing and greater insulation coverage,” said Sexton. By increasing the distance between the studs, the home was able to have approximately 30 percent more insulation.

Once the framing was complete Shane Aschan, owner of The Foamers, Inc. based in Silverthorne, Colorado, managed the insulation process. To ensure the inside of the structure was insulated to the highest degree possible and that the in-floor radiant heat would perform efficiently, Aschan sprayed a high density closed cell foam insulation with an R-value of R 14 under all slabs of the home before the concrete was poured. The Foamers insulated the exterior walls of the home with 3 to 3 1/2 inches of polyurethane closed cell foam with an R value of R 21 and insulated the roof with 6 1/2 inches of polyure- thane closed cell foam with an R value of R 40. “One of the building criteria we needed to meet was to produce an even flat surface of the finished foam to help the other subcontractors do their work efficiently,” said Aschan. Continuing on the insulation, Colorado Building Company insulated the exterior of the home using Dow Building Solutions Styrofoam Residential Sheathing. “One square foot of properly installed Styrofoam insulation of one inch thick can avert over one ton of CO2 emissions during the average life of a building,” said Karen Durfee, senior account manager with Dow Building Solutions, based in Denver.

More tomorrow on the Breckenridge home’s renewable energy systems and how an automatic lighting program functions as an energy management system.

Steamboat House and Japanese Garden

These 10 elements are key essentials for sustainable homebuilding.

1. A Leadership Attitude – The owners of the home are the leaders of the effort toward sustainability and must be willing to enforce sustainable standards and practices during design and construction.
2. A Commitment to Preserving Environment and Resources – A willingness to confront the environmental and resource issues created by putting a structure where there was none before.
3. A Sustainable Lot – Choose a lot which makes sense. Some building sites are inherently better for building sustainably. Consider orientation, exposure, topography and accessibility. For example: choose a southern exposure in a cooler environment. Choose an accessible lot to minimize resources expended on infrastructure. Don’t fight the topography. Embrace it.
4. A Supportive Community -Does your community or owner’s association support sustainable standards and practices. Some towns and subdivisions restrict the use of solar panels or wind turbines.
5. An Interest in Research – Sustainable Practices and Principles require study. Technologies change quickly so it’s important to stay current.
6. A Sustainable Design Team – Do available Architects, Designers, and Engineers have the knowledge and commitment to support a sustainable project?
7. A Sustainable Build Team – Do available Builders have the knowledge and commitment to support a sustainable project?
8. A Reasonable Concept – Is your concept compatible with sustainablility. Are you willing to compromise to achieve sustainable objectives?
9. A Reasonable Budget – Is your budget adequate to fund a sustainable project. Sustainability is seldom less expensive than standard construction standards.
10. A Reasonable Timeframe – Designing and Building the sustainable home takes time. Inflexible deadlines don’t allow for design optimization or project planning.

The interior and exterior stone wall features at the Timber Trails residence are noticeably different than those of any other home in Summit County. This was purposeful design, and the combination of three different stones with a tinted cement grout made for the unique appearance. We studied a lot of stone design before coming up with something that we thought would be reminiscent of a small European mountain castle. Some of the design choices we made with regards to the walls include having the walls flare out at the bottom beginning about three feet above the foundation level. Above and below each window we have a grey sandstone header and sill sourced from Telluride Stone Company . And on the side of the windows acting as legs we have off-white sandstone bricks. The body of the house is a random sized gray and brown fieldstone that was locally mined.

Perhaps the single ingredient, subtle as it is, that transformed the walls of this house into “castle walls” was the use of a grout tinted toward the white and brown spectrum rather than the grey concrete mortar usually seen on mountain style homes. This colored grout represents a heavy limestone in the cement, something commonly seen in European towns and stone structures. The stone being such a successful design element, despite the cost the amount of stone used on the interior walls was increased substantially.

Zero Net Energy (ZNE) structures use only as much power as they are able to produce. For instance most structures use electricity. A ZNE building might have photovoltaic solar cells on the roof to produce that electricity.

During the summer months, when the panels produce more electricity than the structure requires, the excess is sold back to the utility grid. During the winter months, when the solar panels are less efficient or even covered with snow, electrical energy that was originally sold to the grid would be purchased providing the needed electrical energy. In this manner, the net consumption of grid tied energy is zero. And because most electrical utility grids rely on carbon based fuels, the carbon energy footprint of the structure approaches zero, something most would agree is good for the environment.

Oftentimes a variety of different systems power and support the ZNE structure. Take for example a zero net energy residential structure. Many decisions about what systems to incorporate into the home will be decided during the design phase often many months before construction actually begins. One focus of the design process is concerned with energy management and conservation while another focus of the design process is energy production and harvest. For instance, conservation focuses on developing super insulated wall and roof systems to prevent the loss of heat energy or to reduce cooling needs. To further recude the homes energy requirements, energy control systems such as automated lighting controls, occupancy sensors, and consumption monitoring systems, are designed. For energy production and harvest, passive and active solar systems are often utilized. Photovoltaic (PV) solar panels may occupy much of the south facing roof surfaces. Geothermal, which harvest heat from the earth, may also be employed to heat the structure. Solar panels may also be used to heat water for domestic use or heating purposes. Small wind turbines may also be used to help power the structure.

One of the most important aspects of creating the ZNE structure is energy modeling. This takes place early in the design phase. It’s important to estimate accurately the energy requirements of the finished structure. An energy census is completed and sophisticated computer modeling is employed. Once the energy needs of the structure are estimated, systems can then be employed to provide enough energy to the structure so that it consumes no more than it produces and can indeed be called a ZNE building.

In the design world, because there are an infinite number of options and choices, choosing just the right item for the right purpose sometimes feels downright overwhelming. But from the beginning we thought a hefty carved stone sink would be perfect for the kitchen in the Timber Trails residence in Breckenridge. The theme of the house was European Castle reconstructed after World War II (yes, every house has a story) and this sink, or one just like it,  seemed to balance well with the massive rafters and beams and stone walls that would surround it. But because we were building this house to LEED “Sustainable” standards, we needed to source the sink from as close to Colorado as possible (LEED encourages local purchasing to reduce the environmental impact of shipping.) So, after some searching, we sourced this sink from Mexico, which is certainly closer to Colorado than Europe or Asia, which were other options. Sometimes choosing the “right” thing means more than just form and function. Especially if you are as concerned as we are about designing and building in a way that is friendly to the planet.

We’ve said it before, but at Trilogy Partners we see design and build as inseparable. We guide our clients through each important process, from concept, through construction and into completion. For over 12 years we have been creating exceptional custom built homes throughout the Colorado mountain region.

One of the reasons why we have been so successful is because we still maintain the same “client service” approach that has allowed us to develop strong relationships with our clients. Take a look at some of our work below.

Trilogy Partners

Trilogy Partners

Trilogy Partners

For more information please visit us online at works.trilogybuilds.com or call us at 970-453-2230.

There are several events coming up in the Rocky Mountain region this fall. The first is one of our favorites, the 16^th Annual 2010 Summit County Parade of Homes. This weekend, September 25^th -26^th, is the last weekend to see these spectacular homes. We were proud to the Summit County Parade of Homes Premier Award Winner.

2009 Summit County Colorado Parade of Homes

Another upcoming event is the Rocky Mountain Builders Conference (RMBC), which will be held on October 6^th through 9^th in Beaver Creek, Colorado. The RMBC is a great place for builders in the Rocky Mountain region to learn about the latest product and services available in the industry. For more information on the event please visit Builderconference.com.

Even more than a decade after moving into a Trilogy home, our clients still write us to tell us “If we ever build another home any place in the country, I want Michael and John to build it”- L.H.  And you know what. That means everything! Thanks guys. We’d be happy to.