A Lighthouse Point of View

Text: Hilary Lewis
Tropic Magazine, November 2011
Photos: Island Studio Photography

When developer Andrew Zahn chose to build a spec home in 2008 he was taking some chances. While the economy was just starting to show signs of life, building on spec was deemed a bit risky. Most builders would not have taken the time and care to design and build a gracious home that was intrinsically green, from its solar panels to the efficient zone-based irrigation system installed on its grounds. Zahn, however, could not have imagined going in any other direction – the international standard developed by the US Green Building Council (USGBC) that relates not only to the construction of but the ongoing use and maintenance of a building.

The result that Zahn Development got was a handsome and sophisticated 4,300-square-foot waterfront home that sold within the year. Modern in style but nonetheless contextual with its elegant surroundings on Lighthouse Point, the house attracted plenty of attention since its completion; the demand for access created something akin to, “a full-time open house,” according to Zahn. Hardly surprising-considering the slowdown in new building and until very recently, the limited amount of green construction in spec homes.

While it seems that everyone is talking about going green, the economic incentives have not yet really been put in place. In the past, you had to rely on an enlightened patron working with a knowledgeable designer and builder. In truth, green initiatives, from collecting rainwater to recycling construction waste from a site, have usually been seen as costs with the sole advantage of making the builder and/or owner feel better and it is hoped, allowing for some energy savings into the future. Therefore, the rewards have not been sufficiently large for most builders to get on the bandwagon unless their clients or local building code demanded it. Should local municipalities implement more regulations, or rather incentives, that encourage green practices, you will see much more green construction.

In the case of Zahn, there was simply no question that this was the correct way to go, regulations or not. Yes, it meant slightly higher cost. Zahn estimates that green initiatives can cost anywhere from a 5% to 20% premium. But he saw this as both responsible and also a choice that many homeowners would welcome. The reception the home has found indicates he was right.

Going forward, those additional costs may go down significantly as technologies become more sophisticated and more widespread. Also, currently the learning curve is somewhat steep for everyone involved. The various trades, from carpenters to electricians and landscape designers to HVAC experts, are just now getting educated in how to rethink the way we build homes and offices. As that knowledge becomes more common among practitioners, we will wonder how we ever functioned without green approaches and the idea of an increased cost will seem moot.

In case you are worried that a green building will look odd or the architectural equivalent of an Earth Shoe, think again. This project, the first LEED certified green home in Broward County, features all the luxury amenities the upscale clientele seeking homes in Lighthouse Point would want – all in the form of a very modern and well-considered design. From a 42-foot lap pool with saline filtration to a three-car garage the goodies are all here too. The Solar panels, which using a smart system clip on to the structure and are hidden from view, in now way detract from the elegance of the building’s facade. The use of limestone and bamboo is both elegant and environmentally proper. Of course, the plentiful windows are energy efficient low-E glass, so no guilt about increased use of climate control to accommodate all that transparency. There were no aesthetic compromises necessary.

The process Zahn went through sets the bar high and indicates how going green is really about the way we design a project from start (as opposed to adding on costly systems to a non-green template). In other words, from square one we should be considering how to use items like bio-based non-toxic Icynene foam insulation (as Zahn did) that will vastly cut down on the seepage of energy from the building’s interior. Low-VOC paints, sealants and epoxies are not only good for the environment-they are good for the well-being of occupants. Fortunately, some developers are now wise enough to recognize that a bit more up-front consideration can produce a truly better environment all around. Now, let’s spread the word.

We are honored to announce that the Glass House built by Zahn Development was awarded Outstanding LEED for Homes — Single Family Project at the GalaVerde 2011 by USGBC South Florida.

The second annual USGBC South Florida Chapter’s GalaVerde — The 2011 LEEDership and Green Awards Program Recognized and honored those outstanding projects, inspirational businesses, dedicated individuals, and instrumental Chapter members who are LEEDing the way to a more sustainable built environment in our South Florida community.

The Honorable Manny Diaz (pictured above) former Mayor of the City of Miami and national champion and spokesperson for sustainability and green-building initiatives, served as the Keynote Speaker for GalaVerde 2011. The emcee for the night was Jeff Burnside, award-winning reporter, popular journalist and passionate environmentalist for NBC 6 in Miami.

The GlassHouse is spacious, single level home combining  contemporary architecture with environmentally conscious construction and design. It is a great asset to South Florida, as it is the first single family home in Broward County to have not only achieved the U.S. Green Building Council’s LEED for Homes Certification, but also the Florida Green Building Coalition Gold Level Certification.

YOU ARE INVITED!

Experience contemporary art and architecture in the first LEED certified home in Broward.

Come over and enjoy the ambiance, drinks and hors d’oeuvres. View a new display of art work from six South Florida artists and furniture from Concepto Modern Living. Also see the new installation of eco-friendly motorized shades by High Tech Window Designs.

This home is the true definition of contemporary Eco-Luxury as it combines high end designer finishes and a prime waterfront location with environmentally friendly materials and extreme energy and water efficiency. Listed for $2,450,000

This issue features: Max Strang, Touzet Studio, Jaya Kader Zebede, Guy
Peterson, Luis Pons, Scott Hughes, Jonathan Parks, Timothy Slawson,
Maricarmen Martinez, Zahn Development, H.Stern, Robin Hill, Luminaire, and
more…

WHEN
March 3, 2011 5:30 – 9:30 PM
WHERE Poliform – Design District 180 NE 39th St # 101 Miami, FL 33137 WINE
& HORS D’OEUVRES SERVED.

RSVP This is an invitation only event. Please RSVP by March 01 to
info@designbook.us

THE FIRST LEED HOME IN BROWARD COUNTY
WHAT IT MEANS
by Cindy Ragan, Saving Green Magazine, Oct/Nov 2010

A beautiful, waterfront home built in Lighthouse Point is the first LEED certified green home in the county. LEED means Leadership in Energy and Environmental Design by the internationally recognized U.S. Green Building Council in Washington, D.C. Instead of building another mega-mansion, Zahn Development, who has been building homes in Lighthouse Point for three generations, chose to build a luxury sustainable home. Andrew Zahn, who is a LEED accredited
professional, spearheaded the project not only with the conviction that this was a savvy business decision, but also to demonstrate that sustainability benefits people, profits, and the planet (the triple bottom line).

Built on spec, this four bedroom, four bath home is built with green materials, renewable energy, water conservation, excellent air quality, native plants, and a salt-water pool. Yet it can go toe-to-toe with any other luxury residence with respect to style, living space, and elegance.

One of the main objectives of green construction is to have a smaller environmental footprint. While this 4800 square foot, one story home is not small, its carbon footprint is dramatically smaller than traditional homes of similar size.

Green Homes Save Green $$$$

The developer wanted to dispel the myth that green construction is more expensive, and therefore not as competitively priced. While the price per square foot is slightly higher (8 to 10%) than conventional building methods, sustainable construction saves homeowners lots of money in the long run, not to mention their health and the planet. Like any investment, it’s not just the cost; it’s also the return on your investment.

The goal of sustainable construction is to design homes so that both the construction phase and the finished phase use the least amount of energy, materials, resources, waste, water,
chemicals, and pollutants as possible. What many people don’t understand is that the benefits of this approach are far more numerous than saving the planet. (see Chart Below)

“The new homeowner will reap the rewards of dramatically lower energy and water bills in addition to better health, by using non-toxic materials and finishes. Specifically, the new home’s projected energy and water savings are $5,100 per year. That’s over $64,000 in savings in ten years with just a 5% per year cost increase” explains Roger Zahn, Sr.

What Goes Into a Green Home?

Zahn’s project began with a sustainable site selection. They chose ”an urban infill,” where an older home is knocked down to make way for a new one. This means not having to use new land and thereby conserves natural resources. They also designed the home to face north and south, placing most of the windows on the north side to minimize heat from the sun.

The next phase addressed energy conservation. While the up-front costs of solar energy remain steep,

Zahn’s solar system is equipped with a meter that runs backward so that when the
home produces more electricity than it needs, the homeowner will receive a credit
from FPL.

In addition to solar panels, the home is built with a “tight envelope,” explains Zahn. Minimizing gaps, cracks, and leaks prevents hot air from getting in and cool air from getting out. An important facet of this approach is insulation. A bio-based foam insulation was sprayed against the roof deck instead of on the attic floor, which keeps both the heat and humidity out of the attic. This strategy keeps the air conditioning duct work in the attic cooler and thereby more efficient.

Two other criteria for LEED certification are the use of recycled materials and buying products as close to home as possible to save energy wasted by long distance transportation. The drywall used was produced in central Florida, using a bi-product of coal and recycled paper. The concrete mix contains fly ash, which is a by-product of power plants from their smoke stacks. Instead of wood moldings, the builders used aluminum throughout the house, a readily recyclable product. The wood products that were used are certified by the non-profit Stewardship Council, which means they are sourced from a vendor that treats the world’s forests in a responsible way.

In order to maximize the home’s air quality, the paints, cabinets, and finishes contain low, or no, volatile organize compounds (VOCs). Sustainable construction addresses not only what goes into a home, but also what is thrown out. A huge portion of global waste is generated by the construction industry. Therefore, LEED requires that job sites recycle as much waste
as possible. In Zahn’s project, 85% of all waste was diverted from landfills. Southern Waste Systems, a local recycler, delivered monthly reports on exactly how much, and what type, of waste was recycled.

LEED construction also saves money and the environment with specifications for outdoor space. For example, native landscaping was used so that the plants require less water. In addition, the sprinkler system is specifically designed to minimize water usage with six zones, low flow heads, and rain sensors. Finally, the salt-water pool reduces costs and pollution by not having to use chemicals. Building green involves countless important design elements and features. This home has them all – tied up in a very pretty bow.

Icynene Spray Foam applied to the underside of the roof deck creates a "closed envelope"

It is as important to keep the cool air in during the summer months as it is to contain the warm air in winter. Not only is more energy consumed to cool the warm air that displaces the cool air, condensation forms and causes other problems. By effectively containing the cool air, energy is conserved and the issues caused by condensation are avoided. This is accomplished by maintaining close contact between the insulation and the structure of the home.

Icynene Spray Foam on garage wall partition isolates the garage from the rest of the home

Contrary to design ideas of the past, another green building technique used in many South Florida homes to prevent hot, moist air from entering the home is to have an unvented attic. Historically, homes have been built with a vented roof and vented soffits. Modern green building practices avoid this vented design. As air moves relatively unimpeded through fixtures into the attic, the loss is significantly decreased due to the containment of the conditioned air within the structure. In addition, rather than insulating between ceiling joists, the insulation is applied directly to the underside of the roof decking. This cools the attic, relieving a great deal of the strain from the HVAC system and allowing it to operate much more efficiently. This design is referred to as a “closed envelope”. It is also important to consider the type of spray foam used. For example  at Zahn Development we chose to use Icynene LDR-50  in our recent home for sale. This product is a bio-based spray foam formulated from canola oil that contributes to a healthier indoor air quality while providing the maximum energy efficiency.

The science of green building practices improves energy efficiency and resistance to water intrusion without restricting comfortable living. To comply with more stringent environmental requirements, closer contact between the insulation and the rough structure along with a tightly sealed attic are part of the ideal design. This helps to fulfill the ENERGY STAR criteria, with the added bonus of reducing maintenance and repair of HVAC equipment.

Few builders in South Florida keep these principles in mind when it comes to residential building. However, home owners have the right and responsibility to conserve as much energy as possible. Zahn Development is an expert in using these and other green building techniques; one of the green homes in Florida we currently have for sale is a prime example of putting these methods into practice.

1. LEED certification: Certifying a home under the U.S. Green Building Council’s  LEED program will ensure you through third-party inspections that the home meets the global standard for ecologically sustainable design and construction.
2. Low toxicity building materials: Ensure that the materials used in the construction of the home are environmentally-friendly wherever possible. This includes the use of low VOC paints inside and out, as well as in the epoxies and sealants used in the house’s interior.
3. Upgradeable solar electricity: Home solar panel systems provide a source of low-cost, eco sustainable electricity that is readily usable for all household needs, and also feeds the grid when not in use. This can actually turn back your electric meter, resulting in even more savings.
4. Water conserving plumbing: Plumbing fixtures throughout the house should include features that save on water consumption. This includes such things as low-flow shower heads and dual-flush toilets with an option for lower flush for fluids and a standard flush for solid waste. High-quality faucets and other fixtures with replaceable parts will also ensure a long life without waste.
5. Enhanced insulation: Use of bio-based, non-toxic foam insulation in the exterior walls and ceilings will help to prevent heat loss and maintain comfortable indoor temperatures without contributing toxins to the atmosphere.
6. Energy efficient low-E windows: Low emittance coatings on windows blocks the transfer of radiant heat, keeping your home warmer in winter and cooler in summer.
7. High Efficiency Air Conditioning: Specify units with a SEER rating of 18 or above, tight leak free ducts and system free of chlorofluorocarbons (CFCs) will provide cost savings and a clean air environment.
8. Energy-efficient appliances: Energy Star appliances generally use 20%–30% less energy than their counterparts. This translates to cost savings and reduced greenhouse-gas emissions.
9. Smart landscaping: Look for the use of native plants in your landscaping plan. Plants that are native to the area will require less water and lower maintenance. Outdoor irrigation systems should conserve water by using such devices as timers and rain sensors that prevent them from deploying when not needed.
10. Propane Gas: High capacity underground propane tanks can supply your home with a cost-effective source of clean-burning heat that is safe from high winds and bad weather. Use of tankless water heaters can also provide efficient usage of your heating dollars.

One of the many benefits of green homes is their efficient use of energy. Zahn Development can design and build solar-powered homes that provide all of the electrical power necessary for the entire property. Home solar panel systems supply electricity by using sunlight, the most renewable resource available. A home solar power panel generates this power by using photovoltaic semiconductors to change solar radiation into direct current (DC) electricity. This is then converted to AC, or alternating current electricity, that can be used by standard household wiring systems and appliances.

This eco-sustainable home for sale shown on our site features a photovoltaic home solar panel system that consists of eighteen 235W Sharp panels, providing a total of 4230 watts. It can easily be expanded to 5640 watts without additional equipment or inside wiring, and is designed to be upgraded to more than 10,000 watts with no necessary structural changes. The system supplies enough power for the entire home under normal usage conditions. The solar panel system is connected to the Internet for local and remote power production and is grid-tied to help slow the electric meter or even turn it backwards during daylight hours. The meter (from FPL) spins both ways, so you can tell if you’re consuming electricity or generating it, for which you can receive credit on your power bill. It is designed to provide decades of maintenance-free electricity.

Zahn green homes also provide money-saving propane gas systems, enhanced insulation and water-conserving plumbing and landscape irrigation, as well as building materials that are environmentally friendly. We specialize in providing beautiful, contemporary Florida homes designed to conserve our natural resources and provide a clean, low-toxin environment for our community to enjoy for years to come.

House hunters who are looking to own Fort Lauderdale waterfront homes or  Miami waterfront homes are especially concerned about maintaining the natural beauty of the surroundings. For those who seek the many benefits of eco-sustainable homes in South Florida, Zahn Development can help them achieve their dreams. Zahn provides contemporary Florida homes with luxury architectural styling and ecologically sustainable construction in the Miami/Fort Lauderdale area. We are quickly becoming a leader in the practice of green building, providing energy efficient, toxin-free environments that are resistant to hurricanes and other extreme weather conditions. A LEED-certified green home from Zahn Development combines smart, environmentally-responsible living with luxurious comfort and modern style.

LEED (Leadership in Energy and Environmental Design) certification is the global standard for sustainable building design and construction. The program encourages and furthers the use of environmentally-friendly building materials and household appliance products in the development of eco-sustainable homes and buildings. These materials are used in green construction to create healthy living environments, to conserve energy and water, and to leave as small an ecological footprint as possible.

Zahn provides eco-friendly home plans including such features as energy-efficient windows, enhanced insulation, solar energy systems, water-conserving irrigation, Energy Star appliances, propane gas and low toxin paints, sealants and adhesives. Our contemporary designs include all the amenities and attractive elements of the most stylish and sumptuous south Florida homes, with the added assurance that those comforts will not detract from the future beauty and viability of the locale.

This 4-bedroom, 4-bathroom home, offering almost 4000 square feet of living space, is the first LEED- certified green home in Broward County. Located just minutes from the ocean in Lighthouse Point, the home features solar energy, low flow landscape irrigation, energy-efficient hurricane-resistant windows and extra insulation for enhanced temperature control. The home was constructed using ecologically- friendly building materials wherever possible, including low VOC paints, epoxies and sealants to provide cleaner quality air inside the house. The Energy Star appliances and tankless water heaters contribute to efficient household operation, saving both money and energy. Even the 42’-long lap pool functions using a chlorine-free filtering system.

Aside from the virtues of its green construction and energy- and water-conserving qualities, the aesthetic features of this home offer their own impressive benefits. The open floor plan includes a 20’ ceiling in the living room and foyer, and 10’ floor-to-ceiling sliding glass doors and windows, bringing in the exceptional views anyone would expect from Fort Lauderdale waterfront homes. It features bamboo wood, honed limestone flooring and beautiful, contemporary Hansgrohe plumbing fixtures in the kitchen and bathrooms.

Of course, this unique house is only available for a limited time, but those interested in owning a green home of their own need not worry. The doors of opportunity are wide open in south Florida for custom built green homes. Regardless of your personal tastes in architectural style, you can enjoy the benefits of green living in one of the most beautiful places on earth.