Call and Response

Builder’s challenge

The Great Recession has diminished the size of the average new home, but has it stunted innovative plans? We challenged builders and architects to show us what can be done with less than 1,600 square feet. By Nigel F. Maynard

Chandler Prude

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Call and Response

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Chandler Prude

Challenge austin, Texas–based design/build firm KrDb challenged itself to develop a neighborhood of small, affordable homes that are more energy efficient than the national average. Working in east austin, the firm had been doing such projects on a small scale for years, but it decided to go bigger. “We felt like it was a great opportunity to do a prototype project of good, affordable, green homes,” says architect Chris Krager, a principal at the company. “We wanted to do it on a larger scale than we had been doing.”

solution Instead of working with infill lots, KrDb secured a 5½-acre parcel in the city and rezoned it for smaller lots. The project, SOL austin, is a community of 40, 1,200- to 1,800-square-foot homes ranging from two bedrooms and a bath to four bedrooms and two baths. This unit measures 1,505 square feet and has three bedrooms and two baths. The courtyard-style plan creates two outdoor areas and the interior hallway/circulation area doubles as office space. Net-zero–energy capable, the house has a 6-kilowatt solar

Austin Power array, a geothermal system, compact fluorescent lighting, a hybrid electric water heater, and an energy monitoring system. Houses in the development are priced from $190,000 with 40 percent designated affordable. This unit sold for about 17 percent more than the average price.

Major Moves KrDb designed the development with a common pocket park, joint-access driveways, and subgrade biofiltration to manage stormwater. It varied the setbacks to create more interesting streetscapes and located 60 percent of parking in the rear. Homes go beyond the code and can be constructed with either 2x6 exterior walls and blow-in foam insulation, structural insulated panels, or concrete blocks filled with foam. Standard features include metal roofs, low-VOC paints, low-flow fixtures, concrete floors, and high-efficiency windows. Says Krager, “When you look at the breakdown and do a quantitative analysis, the incremental cost for doing the houses this way is relatively low.”

This Texas home packs a lot of innovation and efficiency in its 1,505 square feet.

lot to loveSited on a corner lot, the home’s plan creates multiple outdoor areas and usable flex spaces. It’s built with many energy-efficient features and includes an energy monitoring system so buyers can track their usage.

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BMaterial World The home’s interior is light-filled, tastefully appointed, and loaded with such features as concrete and bamboo floors, low-VOC paints, fSC-certified wood, and energy Star appliances.

project SOL Austin, Austin, Texasarchitect/builder KRDB, Austin

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Challenge Discussions about affordable housing often start and end with how much households can afford to pay per month. but architects and builders must answer these questions: How do you build for the lowest possible price? How do you lower upkeep costs? and, how do you make sure units are accessible and sustainable for the inhabitants? Duany Plater-Zyberk & Co. (DPZ), a firm known for its successful master plans of new urbanist communities, found one solution for a new 36-unit project in Tavernier Key, fla.

solution using the context of the masonry character of nearby one-level buildings, DPZ designed a series of cottages that feature single-level living for greater accessibility and to simplify construction and maintenance budgets. The firm used a patented system of interlocking homes, which created private outdoor spaces but also maximized the amount of shared exterior wall surface. “The courtyard unit plans dovetail each other for optimal space efficiency and range from a one-bed, one-bath to a four-bed, two-bath, accommodating the multigenerational needs of singles, couples, and families,” the firm says.

Major Moves DPZ realized other areas for saving money: single-pour slabs on grade; same-height perimeter tie-beams; tilt-up, precast gables; standardized roof trusses and window sizes; and one kitchen layout for all units. utility and maintenance costs are kept low with skylights and courtyards that promote cross-ventilation; xeriscape plantings requiring no irrigation; and energy-efficient appliances and plumbing fixtures. “unlike multi-level affordable housing projects, this modest, single-story complex avoids features such as elevators, lobbies, long corridors, and parking garages that waste space, are costly to build and maintain, and are difficult to monitor,” the firm says. The project is expected to cost $102 per square foot.

Killer Blues

project Blue Water Courtyard Cottages, Tavernier Key, Fla.

architect Duany Plater-Zyberk & Co., Miamibuilder Design Management & Builders Corp., Miami

An innovative plan and clever design help keep this project affordable.

Tight WeaveThese units dovetail nicely for optimal space efficiency, but they also create maximum density and usable outdoor spaces.

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Cottage Pleaser Challenge Home buyers have become bargain hunters, which has forced builders to adjust their pricing. but the real challenge is making homes affordable while maintaining the charm and amenities that make them desirable. That’s what Holly ridge, N.C.–based Cardinal builders faced when it broke ground on The Cottages at Holly ridge, a 109-unit development just minutes from the beach. “We entered the community at the beginning of the downturn,” says michele Cook, design manager for landscaping and interior. “Price point was our biggest challenge.” but it wasn’t the only one. Cardinal also wanted the neighborhood to

have an established feeling and needed to fit three bedrooms and two bathrooms on one level. To make things even more interesting, the houses had to be energy Star–rated.

solution Craftsman-style architecture makes the houses feel familiar, and the floor plan reflects today’s lifestyles. “We used front porches to create a community feel,” says Cook, adding that each “has a different look with pillars, balusters, and railings.” beadboard panel front doors are reminiscent of the period, adds construction manager reed Thompson, while tapered columns, corbels, and brackets echo the homes’ style. The most popular model, the Surfside, measures 1,551 square feet and has an open plan with lots of windows and Shaker-style cabinet doors. a heavily landscaped yard makes the neighborhood feel deeply rooted. “We wanted the outside to be as important as the inside, so we set aside about $10,000 to $15,000 per yard,” Cook says.

Major Moves achieving energy Star certification for each home required action. The builder designed the roofs to overhang as much as possible, which conforms to the historical accuracy of the Craftsman style and helps cut down on heat gain. The windows have some of the best heat gain coefficiency on the market, Thompson says. “We also installed radiant barriers in the attic, which help cut down on the heat gain significantly,” he adds. foam insulation was too pricey, so the builder made sure the fiberglass was properly installed to ensure high performance. The builder executed methodical air sealing and used foam strips under base plates to stop leakage. HVaC units are 14 Seer, and tankless water heaters are optional. “Some people approach energy Star from the standpoint of saving energy,” says Thompson. “but we approach it from the perspective of saving money for the customer.” b

This project mixes affordability with energy efficiency and architectural details.

Whole House Cardinal builders used classic architecture, modern amenities, and energy-efficient construction to create this quaint community. even the landscaping was well planned.

project The Cottages at Holly Ridge, Holly Ridge, N.C.designer/builder Cardinal Builders, Holly Ridge

For a slideshow of each project, additional information, and other projects, visit http://go.hw.net/callresponse.

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