So You Want to Build or Remodel a Green House?

About two years ago I began to think seriously about building or remodeling a house within walking or biking distance of , where I work. I hoped the process would give me a more hands-on appreciation of the possibilities and challenges of green buildings.

The twists and turns of this project have taken me to the point of being about to start remodeling a small house and constructing a small addition to it. I plan to write a series of columns on green building/remodeling, using this personal project as a case study of what it takes to remodel/build green in and around Eagle Rock.

I'll supplement my own experience with broader green building trends and options. I'm not an architect or a contractor, so I'll try to give the views of residents and consumers about the process, informed by my own work on sustainability.

The area's distinct housing stock, architectural legacy, climate, topography, construction costs and buildings codes make residential projects in and around Eagle Rock both a pleasure and a challenge.

The 2000 U.S. Census data (unfortunately from before the past decade's housing bubble), show almost 10,000 housing units in Eagle Rock. Of these, 61 percent were detached single family dwellings. The next largest category was multi-family dwellings, with 20 or more units (12 percent of housing stock). A little more than half of Eagle Rock residents owned their homes; just under half rented. (Source: US Census Bureau, Profile of Selected Housing Characteristics: 2000 for zip code 90041.)

The series, which I'll alternate with columns on other issues, will cover these topics:

1. My goals. What kind of place did I want to make/live in?

2. Exploring the possibilities. In the summer of 2009, I conducted informational interviews with several architects to help me figure out whether to buy an existing home I liked, buy a place to remodel, or to build on raw land. I'll discuss what I heard about construction costs and timeline estimates as well as the city's permit process.

3. Finding a property. What and where? What kind of home should I pursue? Apartment or house, attached or detached? And why is location so significant from a sustainability perspective?

4. Design. How choices like orientation on a lot and building size can make a big difference on sustainability and livability. Also, how green and modern can coexist.

5. Energy. Saving and generating energy.

6. Water. Capturing, recycling, and reducing water use.

7. Materials. Reusing materials and identifying sustainable building materials.

8. Food. Edible landscaping and gardening.

9. Money. Paying for (and earning from) sustainability. Is a "green" house more expensive? What sustainable features pay for themselves?

10. Policy. How local, state and federal regulations help or hinder broader adoption of sustainable design and materials.

Part 1: My goals

I'm a fan of mid-century Modern and modern architecture. I enjoy long, "bikeatechture" rides in the San Gabriel Valley and Northeast Los Angeles, scoping out streets with cool houses. As I worked more on sustainability goals for Oxy, exposure to green building issues and an interest in prefab architecture led me to consider building or substantially remodeling a home as an alternative to buying an existing house.

Before looking at properties, I conducted informational interviews with several architects based in Northeast L.A. This is the relevant portion of the email I sent, introducing myself and my prospective interests/goals (lightly edited to remove some personal details):

"What I'm interested in: Smallish, sustainable, modern, affordable, open feeling/ plan, natural light/ventilation, indoor/outdoor. 1200 sq ft is probably a good starting point for size—but that's just a guess as an amateur; I can live in a smaller place if it feels open, or in a larger place if it adds to the livability of the home. I realize that the greenest thing to do would be to buy an attached unit near transit, but if I'm going the route of a new detached home I'd like it to have some sustainable features. I also do a lot of work on food issues, so integrated garden space/edible landscaping will be important to me. I like houses that look modern and are proud of it. I know that the region is an expensive place to build. I'm not rich, so keeping the house relatively affordable is important. (I'm not a fan of lavish materials anyway.) Some green features can be costly, so I'm aware there will be trade-offs among size, materials, systems, sustainability, cost."

My next column: What the experts told me about  building or remodeling a house in/around Eagle Rock.