Winters in Jackson Hole, Wyoming can be full of opportunities for all kinds of outdoor activities.  The temperatures can also be challenging.  In the morning we often wake up to thermometer readings below O deg. F with winds averaging 5 to 10 MPH.  However, clear days with lots of  sunshine make these cold days more than bearable, especially if you live in a home designed to take full advantage of the natural heat and light provided by the sun. 

 Such is the case with a residence listed for sale off of the Teton Village road in the Willowbrook Subdivison.   The long axis of this home faces East-West with large windows on its southern exposure.  This orientation allows the owners to enjoy the passive solar effects of the sun’s rays during breakfast and throughout the day.  This natural heat source is supplemented by in-floor hydronic heat that is generated by a geothermal heat system. 

There are many cost savings and health benefits that come from tapping the warmth below the earth’s surface.   The one benefit we often forget is the absence of the noise associated with forced hot air.  The air handlers and blowers required to distribute the warm air from a boiler or furnace create a background noise that is almost constant during the winter months.  The absence of this noise is wonderful.  It also allows you to hear the sounds of nature in a place like Jackson Hole, where coyote barks, wolf howls and elk bugles bring a smile to your face no matter how many times you hear these distinctive sounds.  If you miss the sounds of the air being distributed through the house, just step outside, because there is rarely a moment during the day or night that there is not at least a mild wind blowing in Wyoming.

This home is not only quiet.  It has no smells .  Typical in a green oriented home, no volatile organic compounds (VOC’s) or formaldyhydes were used in its construction.  Since the same attention has been paid  to chocie of materials in the furniture, the interior of this home has a very “fresh” fragrance.  

Although there  no forced air system in this house per se, there is a heat recovery ventilator (HRV) system.  It provides a constant changeover of air from the outside to inside.  The system also blends the cooler outside air with the heated inside air so that you do not experience cold drafts.

The signifcant amount of  windows on both north and south sides of this home bathe  the interior with light that relects off of the white walls.  I can’t say enough about the importance of sufficient light in the form of daylight for the health and well-being, let alone enjoyment of your home anywhere, but particularly in Jackson.  If you spend much time here, you will experience cloudy and overcast days, especially in the winter months, and  you will really apprciate a home like this one that has paid attention to sufficient fenestration to ensure a well lit interior.

These are the green features – passive solar, geothermal heat source, quiet, odorless, daylighting – that make a big difference in the quality of living experience in Jackson Hole.  Although most of us spend as much time outdoors here as we can, the indoor atmosphere still contributes significantly toward this experience, particularly if Jackson becomes your principal residence. 

Green homes come in many architectural styles.  They are often contemporary, as is the case with this Willowbrook residence.  However, the architect, Stephen Dynia,  has introduced a rural, informal, friendly, barn-like feeling by using  recycled, unpainted Wyoming wind fences intermingled with red painted siding.  The land surrounding the house, with its seasonal stream and natural grasses and other vegetation, creates a feeling of walking out into a pastoral setting.

I have discussed only a few of the key green features of this residence. To learn more about this home please visit this MLS link.  This residence is listed by Jennifer Kronberger, my colleague at Jackson Hole Sotheby’s International Realty.  For more information about this home or other green homes in Jackson Hole, please contact me at:

 Don Alsted
Sales Associate
NAR Green Designee / LEED Green Associate

Jackson Hole Sotheby’s Int’l Realty
307-690-5532
don.alsted@jhsir.com

Typically, when we think about the beginnings of the green movement, we think of people like John Muir, the founder of the Sierra Club, Olaus and Mardy Murie, after whom The Murie Center in Jackson Hole, WY is named, or other notable naturalists and conservationists of European heritage. However, it is the Native American Indians who have been practitioners of conservation and sustainability centuries before Europeans set foot in North America. For most of these native people, using only those natural resources that were necessary for survival, plus having a deep understanding of the relationship between all living things, has been a state of mind for centuries.

I have a good friend by the name of John Potter, an Ojibwe Indian and a well known wildlife artist (http://johnpotterstudio.com) He has shared with me his thoughts and observations regarding the relationship between native American people, nature and wildlife. They have a holistic understanding and appreciation of the individual characteristics, personality and purpose of all plants and animals. One is not dominate over the other. Each is dependant upon the other-hence a mutual respect.

John also never forgets to appreciate his natural surroundings. A couple of summers ago, we hiked to Bald Mountain Lake from our campsite on the Chain Lakes in the Wind River Range here in Wyoming. Upon reaching the lake after about an hour plus hike, John was so impressed with the beauty around him that he brought out his ceremonial pipe to give thanks to the creator for this special place.

In 1995 John and his brother Scott were selected to perform a ceremony immediately prior to the release of the first wolves into Yellowstone National Park since their eradication from the region earlier in the century. This was a real honor for John. He has spoken to me several times about the deep connection between the wolf and man’s evolution. It was the wolf who taught man his social and hunting skills early in man’s history. Seeing them released into the Yellowstone ecosystem once again was a great moment for John and his brother. For the complete story of this event, please  read the article in Wildlife + Art Journal.  Although humans have developed much more socially, intellectually and physically since the mentorship of the wolf, only the Native American Indian still appreciates the broader significance of this animal and its place in our more urbanized environment.

Our fellow Native American population has a lot to offer to our understanding of the importance of caring for our environment. They do not know it as the “triple bottom line“, but their approach toward nature is just that – an innate understanding of immediate and long term economic, social and environmental impact of man’s daily actions on the land, water and atmosphere and the other people who share it. To any Native American Indians who may read this blog post, your willingness to share your understanding of your relationship with nature with us Europeans has never been more critical than today.

What can the rest of us do?

We can all become better listeners. We can also be participants in maintaining a sustainable environment as a buyer or seller of real estate. As a buyer, be sensitive to listings with green features. As a seller, make sure your agent lists any green features in your home. if updating is required to make your home more saleable, include upgrades that contribute to energy efficiency, indoor environmental quality, durability and sustainability of the environment. And don’t be too shy to ask for help if you don’t fully understand these terms.  Please feel free to contact me to learn more about these green terms, green real estate in general and Jackson Hole real estate in particular.

Don Alsted
Sales Associate
NAR Green Designee / LEED Green Associate

Jackson Hole Sotheby’s Int’l Realty
307-690-5532
don.alsted@jhsir.com

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Those were the words of Brian Dunbar, the introductory speaker at the USGBC Wyoming Chapter Annual Meeting and Conference held at Hotel Terra in Teton Village on October 7-9, 2010. He and the other speakers at the conference echoed the theme of teamwork that is a prerequisite of the USGBC LEED certification process because, “When we work together, we get better buildings”.

Brian, who is Director of the Institute for the Built Environment and professor of Construction Management at Colorado State University, is very passionate about green building practices as a means of addressing past, present and future global issues relating to the economy, environment and well being of its human population. Many of his comments were noteworthy. He believes that green building processes, materials and products can be the next “big thing” to spur economic growth for the U.S. Brian also believes that these products and processes can have a very positive environmental and social impact on the rest of the world, particularly the underdeveloped countries. These latter countries, he says, “are aspiring to have the American life style, so let’s set a standard!”

At the same time, Brian thinks that we in the States can learn a lot from other countries. For example, Costa Rica is rated #1 in the world for it’s population having satisfying lives because relationships rank much higher than material things. In a word, “where there is less consumption, there is more satisfaction”, said Brian.

Brian made a few concluding remarks about the LEED process that I think also are worth noting. He said that engaging in the LEED process is rewarding and beneficial enough in itself without going for certification. However, the certificate is a way to celebrate the effort done to be green, and should be done as a way to acknowledge all of those involved. Secondly, don’t get hung up on “points”. Don’t be satisfied with the minimum effort in any category. The ulitmate goal for any green project should be to use it as a springboard to think beyond presently available processes, materials and energy sources before they are exhausted or unavailable. For example, while we still have fairly abundant “dirty” energy sources, let’s replace them with “clean” energy sources as wind, solar, geothermal, hydro, and use the “dirty” ones as backup sources only.

Continuing with the theme of inclusiveness and teamwork at the conference, two teams of presenters gave excellent presentations of two LEED certified projects that have been completed in Jackson Hole in the past two years. The first project discussed was the Davey Jackson Elementary School. the first LEED Gold Certified school in Wyoming. The second one was the Laurance S. Rockefeller Preserve, the first LEED Platinum certified building project in the National Park Service. In both presentations, the teamwork approach was symbolized by a team of presenters that were appropriate to the projects. For the elementary school, the presenters were the architect (Arne Jorgensen of Hawtin, Jorgensen Architects), the Director of Facilities for Teton County School District #1 (Kevin Thibeault) and the systems controls project manager (Dan Butcher of Long Building Technologies). For the preserve, the presenters were the Chief of Facilities Manager for Grand Teton National Park (Chris Finlay),the buildings architect (Kevin Burke of Carney, Logan, Burke Architects) and the landcape architect (Mark Herberger of Herberger Designs).

Daylighting, energy efficiency, site selection and building orientation were common areas of focus for both projects. The elementary school building design emphasized wide hallways to allow for the creation of meeting spaces to encourage group learning and socialization. The preserve visitor center design focused on incorporating some features from the buildings in the Rockefeller family compound that were previously located on the preserve. The Rockefeller theme of “nature can restore the human spirit” is also evident throughout the visitor center and preserve. The sights, sounds and solitude of nature are emphasized in displays in the center. The land has been carefully and methodically restored to very much its original state prior to the establishment of the 30 some buildings on the 1,100 acre site.

In conclusion, one of the most important reasons for utilizing the LEED building process is the teamwork that is required. The process involves all the players up front in the early stages of a project to review drawings and discuss the order in which everything should be done. As such, so many ideas are shared and costly mistakes are avoided that more than offset the extra time or materials involved. This is justification enough for committing to the LEED certifcation process on your next commercial or residential building project.

Several of my fellow realtors at Sotheby’s International Realty here in Jackson Hole, Wyoming have asked me about the energy migitagation fees that went into effect for Teton County, Wyoming in January 2010..  So I decided to do some research into the background and reasons for these fees.  So here we go.

Teton County, like most all county governments, uses as its primary source of building codes the International Building Code, which merges a number of US building codes including the former “BOCA Code”.  Within this code are The International Residential Code and the International Energy Conservation Code that contain specifications designed to conserve energy.

One way the codes achieve the goal of energy efficiency is by specifying certain parameters that include “wiggle room”.  For example, in the case of fenestration, or openings in the building envelope such as doors and windows, the code states that they shall be no more than 30% of the floor area.  In a 1000 square foot structure, this means you are allowed 300 sq. feet of such openings.  That is actually a lot of window and door area.  And, of course, this area increases with square footage.  However, the 30% rule is not hard and fast.  For example, more window area is allowed if low “E” (emissifity) glass is used to offset the loss in energy that results wherever there are openings in the walls, or envelope, of the building.

Another way to achieve energy efficiency goals is to assess fees for new construction or additions to family dwellings that can be offset by energy saving additions or improvements, such as a super insulated thermal envelope that includes low “E” windows or increased insulation in the attic space.  Teton County (but not the Town of Jackson) adopted such a fee schedule in July 2009 from the 2006 International Energy Conservation Code Amendments, and has made it effective Jan. 21, 2010.  You can find this Section 108 – Fees by going online to www.tetonwyo.org.  Once you reach this website then follow this chain: agencies and services/building/building/building, electrical and fire codes/amendment to the 2006 IECC.  The good news is that you can literally offset many, if not all, of the fees by the energy savings steps outlined.

So what does this mean to the future value of real estate and real estate sales in Jackson Hole?  On the one hand, existing homes and commercial buildings in the county are not affected by these energy efficiency regulations and fees until additions or remodels are undertaken.  So you might say, this real estate is more desireable and hence more valuable.  On the other hand, new or existing structures that incorporate energy efficient features are less expensive to operate and maintain, have healthier and more comfortable indoor environments, plus help sustain a healthy outdoor environment for everything around the structure.

In the short run, and on the surface, the structures built under older codes may appear to be the “best deal”. In addition, within the next few years, building or remodeling real estate with green/sustainable features will probably continue to come at a 3-5% premium to conventional building methods.  However, within one year increased energy costs from Lower Valley Energy may neutralize that premium.  And within 5 to 10 years, green/sustainable features will be standard requirements and practices in any building project without extra cost.  At that point, homes built under older codes may become dinosaurs that will be much harder to sell unless they have been upgraded with energy efficient and sustainable features.

As for the buyers of real estate, statistics show that the majority of home buyers is already savvy regarding green technologies and practices, and desires them for an improved quality of life and the mitigated impact on the environment.  Therefore, our local and county officials are doing us all a favor by fostering a housing market that appeals to those who seek a sustainable lifestyle – one that fits so well with the existing quality of life and sensitivity to nature that currently exists among buyers and sellers of real estate in Jackson Hole.

I am recovering this weekend from a visit to the USGBC Greenbuild International Conference and Expo 2009 which was held in Phoenix, Arizona this year.  The event had activities, meetings, classes, tours and symposiums that went from Monday, Nov. 10 through Saturday Nov. 14.  I attended a LEED Core Concepts class on Tuesday and then spent the following two days visiting the exhibit halls.

The first thing that impressed me was the facility in which the Expo was held.  The newly opened Phoenix Convention Center is truly a beautiful structure that is very functional and easy to navigate.  Its windows let in massive amounts of natural light, yet the classrooms and exhibit halls in which there is no natural light still provided a very pleasant environment in which to listen and learn.  There were also ample amounts of very comfortable seating areas located throughout the building.

The next thing that impressed me was the excellent level of organization that the US Green Building Council (USGBC) staff and volunteers demonstrated.  There were signs everywhere which gave instructions and directions.  There was a constant and renewing supply of refreshments available outside the classrooms and inside the exhibit halls to revitalize the attendees when they became mentally and physically challenged from information overload and miles of walking the aisles of the exhibit halls.

What was eye-opening to me was the tremendous amount and variation of green building products and materials currently on the market that were shown by the 1,000 exhibitors at the Expo.  I cannot think of one item or material that comprises a residence or commercial structure that was not represented there, and represented as having green content.  For example, one product line that is very familiar to us in Jackson Hole is Rocky Mountain Hardware.  Their complete line of bronze hardware contains 90 % recycled material.  It is actually possible at this point in time to have a residence built entirely from materials that come from sustainable, recycled or recyclable materials.

The other thing that impressed me was the fact that it is getting easier to sort through the number of companies offering green products.  For example, there is an organization called EcoScorecard (www.ecoscorecard.com) that allows you to locate companies whose products you require for your project, and create a personalized file on line for yourself or a client.  The site also allows you to email this info.  In this way one can compare products or services and then boil the list down to the sources that will be used for a project. 

In a word, the number of exhibitors was overwhelming to me.  However, as I went into the second day of visiting booths, the big picture began to form for me that there were a number of organizations, both for profit and not for profit that exist to certify, verify and sort out green products, as well as, educate and guide architects, builders, contractors, project managers, etc. on how to move forward with a green project.

After attending the LEED Core Concepts class and visiting the exhibitors at Greenbuild 2009, I am even more convinced than ever before that these green building technologies and practices are here to stay and that most homes built or renovated from this point forward will be influenced by them.  Secondly, I feel even more committed in the pursuit of a LEED Green Associate accreditation so that I can be more knowledgeable to support and promote green practices and features in the land and residences that I list for sellers or find for buyers.       

There is a misconception that only modern or contemporary style homes are suitable for green building techniques.  It is true that  shed roofs, large window surfaces and clean lines that characterize contemporary homes lend themselves to green features. 

However, green building involves much more than using large windows and broad sloping roof lines to capture as much passive solar energy as possible.  It is about using  technologies in the constuction or renovation of the building envelope that create a more air tight, energy efficient, comfortable and healthier living environment for its residents. These technologies work with any style of home.

I could take you for a tour of many homes in Jackson, Wyoming which were built as far back as 1979 which have green features, but which you would never consider to be a “green” home by looking at the exterior.  These homes contain green features such as  geo-thermal heat sources, super-insulated exterior walls and natural landscaping. 

I can also show you newer homes with green features that would not stand out as modern.  This brings up another concern that some people have expressed to me, which is that green homes may not meet the CC&R’s for some developments in Jackson Hole, where the  preferred style is rustic western, or one that blends into nature.  My answer to this concern is that many of the most important green features  involved in the building process are not even visible in the finished product, and therefore, not objectionable to most architectural review committees.  

 Where conflict arises is when the exterior design of a residence is in stark contrast to homes in close proximity.  In such cases, landscaping can often ”soften the edges” and provide the appropriate space between two radically different styles.  I have personally experienced this situation.  Five years ago my wife Ann and I built  a Western contemporary style home in Jackson, using materials that would blend it into its natural setting.  A couple years after we finished building, a log home was constructed next to us.  Although the homes are completely different in style, they exist in harmony due to the efforts that we both took in retaining natural spaces between and around our homes,  and choosing exterior materials that blended our homes into the surroundings.

And finally, you can have green features incorporated in log or other rustic western style homes.  Rremember, it is the processes, building practices, and other not-so-apparent  things that can be done that make a real difference in achieving the mission of a green home – to minimize the impact of the structure on the environment and create a healthier living space for your family.

As I learn more about what has or is currently taking place in Jackson Hole with regard to green, sustainable projects and programs, I am excited to report that real progress is being made.  Several LEED certified projects have been completed in the past year.  They include:

- The Lawrence Rockefeller Visitor Center in Grand Teton National Park.  The Center is the first LEED Platinum project in Wyoming. 

-The new Davey Jackson Elementary School was recently completed and has received the first LEED Gold certification for an elementary school in Wyoming.

-Westbank Construction built the first 15 LEED Gold homes in Wyoming. This project was developed in partnership with the Jackson Hole Community Housing Trust.  In addition, Westbank Construction has submitted for a building permit on what could be Wyoming’s first LEED Platinum home.

-The Pine Glades located on the slopes of Snow King is the first LEED residential development in Wyoming.  The project has the first units completed and ready for touring.

-A LEED certified, Energy Star Rated residence recently came on the market in downtown Jackson.  It was built on the site of an existing home which was demolished and replaced by this very attractive contemporary styled residence.  The builder, Greg Epstein and the designer, Carl Daavettila, put a lot of thought, as well as physical labor into this urban home and deserve a lot of credit for their initiative.

-Bruce and Carolyn Hawtin moved into their beautiful LEED Gold Certified home this Spring. Bruce is a partner in Hawtin Jorgensen Architects, which specializes, among other things, in sustainable design.  Bruce recently gave me a tour of their home located on a sage covered lot north of Jackson, just within sight of their previous home.  The home and property reflects Bruce’s commitment to sustainable design and practices, and Carolyn’s superb sense of style, color and choice of materials, all of which have created a truly special living space.

-Two local banks have announced mortgage lending programs that reward energy efficiency.  On separate occasions I had the pleasure of speaking with Leslie Montgomery of Wells Fargo Bank and Sara Fagan of The Clark Group, a consultant to First Interstate Bank, about their “energy mortgages”.   One is called an energy improvement mortgage, which finances energy upgrades of an existing home in the mortgage loan using monthly energy saving.  The other type is called an energy efficient mortgage, which uses the energy savings from a new energy efficient home to increase the home buying power and capitalizes the energy savings in the appraisal.  The second mortgage I described in effect allows you be eligible for a larger mortgage loan than you might otherwise qualify – all because of the energy efficiency measures you took during the building process.  Not bad!

What do all of these projects have in common.  For one thing, they all provide superior indoor air quality.  One of the reasons most of us live in Jackson is because of the wonderful fresh, dry, outside air (most of the time).  However, the quality of air inside most of our homes is far less healthy.  When green practices are followed during the remodel, renovation or building process, materials can be avoided that emit volatile organic compounds (VOC’s) – i.e. the “new car smell”.  Attention is also paid to insuring proper ventilation through selection and placement of windows and vents. 

These projects also show the diversity of building projects that are suitable for and which benefit from green, sustainable features and practices.  The quiet, zen-like atmosphere that heightens our senses of hearing and feeling at the Lawrence Rockefeller Visitor Center is created by the green design and sustainable materials used.  The young, impressionable children attending the new Davey Jackson Elementary School may be indoors but they are bathed with daylight and fresh air that inspires them to learn.  Bruce and Carolyn enjoy Jackson year round in the comfort of a home designed to give them abundant natural light even during the cloudiest of days, and a building envelope that reduces their energy consumption while still keeping them warm during the subzero days of January and February in Jackson.

So, “what’s in it for me” with all these green projects going on in Jackson?  It means that architects, builders, subcontractors, suppliers, landscapers are all getting up to speed on green, sustainable practices that you and I will benefit from as a matter of “standard practice” when we remodel, renovate or build a home.

The energy efficient mortgages and savings are also serious money in your pocket for other uses.  And finally, you can be more assured of the durability and future value of the significant investment you have made in your home.    

Thanks to these pioneers and their projects, Jackson is on its way to building practices that will help sustain the environment we all love so much!      

If you have spent any reasonable amount of time in Jackson Hole as a visitor or a resident, the answer to this question is fairly obvious.  This is one of the rare places on this planet where all the native species of predators and prey are here and relatively intact.  The green practices we follow in developing our building site can have a major positive impact on the migration paths, food source and general habitat for these special creatures.   

Including green features in new construction or renovation of an existing home also assures durability of the structure, a healthy indoor environment for your family and a better return on your investment.

The term “green” refers, among other things, to advocating, supporting or promoting the protection of the environment. 

One of the core principles of “being green” is to aim to meet our needs as humans while preserving the environment so that these needs can be met not only in the present, but also for future generations.  When we do this we are acting in a “sustainable” manner.  For example, when we cut down a tree for lumber, we must replace it – hence a green or sustainable wood product is one that comes from a forestry business that uses the sustainable practices of selectively cutting trees of specific sizes and replanting new ones.

Sustainable practices can involve complex decisions, since they must take into consideration the other core green principles:  social responsibility; resource efficiency and conservation; and the health and well-being of people.  For example, cutting down exotic trees in a rainforest may be the only source of income for the impoverished natives of that area.  Therefore, we cannot ban them from this practice if we can’t find an alternative source of income for them.

What does all this have to do with real estate?  Well, there a number of features that can be incorporated into the remodel, renovation or construction of a home, as well as the treatment of the land upon which the home is built, that contribute to the protection and sustainability of the environment. The National Association of Home Builders (NAHB) and The Leadership in Energy and Environmental Design (LEED) organizations have their individual lists of criteria for achieving their green building certification.  If the home you are touring has one of these certifications, you can be assured of the authenticity of the green features listed for it.  The Teton Board of Realtors now has an MLS listing category for green features which include the level or stage of LEED certification.

At the same time, there are residences that have green features but whose owners did not go through the certification process.  Or the homeowner may not be aware that their residence has green features.  Whichever is the case, becoming knowledgeable of these features will help you make the best real estate decision if you are interested in a green home.  As a Green Designee real estate agent, it is also my job to point out green features to the buyer or seller.