The STC is the brainchild of Jim Sackett Pacific Custom Homes, Inc. Sackett joined forces with J. Ward Phillips, a retired developer and founder of the International Electric Vehicle Association, to implement the project. Sackett has since formed a new company, Seventh Generation Systems, Inc., to consult for clients interested in incorporating sustainable technologies into building projects. The company's strength, according to Sackett is providing quick and inexpensive assessment of the costs and benefits of a whole-systems-approach to low-impact technologies.
Two of the development's three buildings are now complete and fully occupied, a significant achievement given the town's 30% vacancy rate in the commercial core. Considering the array of unconventional technology involved, the two buildings were completed in a remarkably short time: design commenced in September 1994, construction in January 1995 and both buildings were completed by October 1995. Building A is 6,500 ft2 (600 m2), and Building B is 8,600 ft2(800 m2).
Rents are higher at the STC than in comparable conventional buildings, a cost that is partly offset by the lower utility bills. Tenants are also attracted by the access to a common kitchen and meeting room; the clean, uninterrupted power; and the comfort of an energy-efficient new building. "It's the warmest office I've ever worked in. I'm never cold," says Michelle Jansen of San Juan Cellular. There were a few bugs to work out initially, according to Jansen, including a problem with the radiant heat that left her store baking while the neighboring space was too cold, and some problems with the lighting. Since the first two months, however, she has had no complaints and is happy to pay above-average rent for the space.
As a demonstration project, the STC benefited from goodwill among many manufacturers. For example, Anderson provided high-end, wood windows with low-e2-glazing to the project for the cost of less-efficient vinyl windows. Breaks such as these kept the cost of special features down, but Sackett insists it would have been profitable even without such gestures.
Among the newest technologies implemented at the STC is a wastewater treatment system from Hydroxyl Systems, Inc., of Sidney, British Columbia. Wastewater is recirculated over an aerobic biofilter, where bacteria decompose organic matter. In the final treatment stage, hydroxyl radicals - instead of chlorine, ozone, or UV light - disinfect the water. Electricity is used to generate the highly reactive hydroxyl radicals (EBN was unable to obtain data on actual power usage). It treats water from about 100 daily occupants and occasional larger groups when conferences are in session. This sewage treatment system is the first of its kind in the U.S., according to Juergen Puelter of Hydroxyl Systems, though 28 are in British Columbia.
Water exiting the hydroxyl treatment system is recirculated to the toilets and used for underground irrigation. In summer, the irrigation is near the surface (in the root zone), while in winter a second system deposits the water below the frost depth. Because the water is used to irrigate plants, nutrients are not of concern in the summer, according to Juergen. In the winter, the system is adjusted to increase denitrification. Juergen reports that State health officials monitoring the system have been pleased with the results so far. The development does have access to a town sewer line, which can be hooked up if the system should fail.
About half of the heat for the two buildings is from water heated in evacuated-tube solar collectors, with the remainder coming from high-efficiency propane boilers. The evacuated-tube system was chosen in part because it remains effective even under partially overcast conditions, which are common in that region. Sackett reports that the system operates at about 70% of its rated output with indirect sunlight. The buildings use no cooling, though an automated night-flushing system was retrofitted into part of Building B to help deal with large internal loads generated by the tenant's many computers (the tenant sells networking systems).
The developers would have liked to do more to reduce car dependence, but were unsuccessful in getting the town to acknowledge the value of alternative modes of transportation in terms of reduced parking requirements. The Center provides showers, changing areas, and bicycle parking to accommodate cyclists, and has an electric vehicle charging station.
On the whole, Sackett is amazed that the project has had so few problems. "That's the most surprising part of the project," he says. There were a few glitches, however. For example, the electrical inspector refused to accept the solar panels because they lacked official Underwriters Laboratories (UL) stickers. In spite of letters documenting that the panels were UL-approved, the inspector persisted, and the panels were eventually replaced with stickered units. There was also an objection to the lightweight, energy-efficient elevator form Access Systems, Inc. (Running a full-size elevator would double the size of the electrical service to the building, according to Sackett.). The elevator has yet to be installed, but it has been approved.
The Sustainable Technology Center implements many other environmentally appropriate strategies, from recycled-content materials to rooftop water collection. Seventh Generation hopes that this project will encourage many others to pursue a low-impact approach. "We are looking towards the point when buildings can start healing the environment," Sackett says.
For more information:
Jim Sackett
Seventh Generation Systems, Inc.
650 Mullis Street, Suite 201
Friday Harbor, WA 98250
(360) 378-8588, (360) 378-6477 (fax)
tom.harman@sevengensys.com
http://www.sevengensys.com
From Environmental Building News