• Reddit
• Digg
• Facebook
• MySpace
• del.icio.us
• StumbleUpon
• Technorati
• Furl
• Newsvine
• Google Bookmarks

You may also be interested in...

Photo: Dahlin Group Architecture Planning

Alamo Creek, a northern California development of 927 residences on 600 acres, features a variety of attractive homes with well-matched landscaping. But what sets this development apart is innovative sustainable design that has resulted in incredibly low volume of water usage, both inside and outside of the homes.

Alamo Creek was not an easy project to take from idea to finished homes. Its developer, Shapell Homes of Milpitas, CA, faced numerous challenges in making this community a reality.

The first major challenge came from the location proposed for Alamo Creek. The town of Danville (population 41,700) is an upscale suburb of San Francisco’s East Bay, located about 15 miles from Berkeley and Oakland. Building Alamo Creek in an unincorporated part of Contra Costa County, on the edge of the East Bay Municipal Utility District (EBMUD), meant that there was no entity required to supply water to the new development.

EBMUD, the closest water supplier, serves more than 1.3 million customers in an area of 330 square miles. Like the management of many utilities in California and other states, its leaders were concerned about having enough water to meet the increasing needs of the current customers within its service area.

Photos: Dahlin Group Architecture Planning Alamo Creek is located in an unincorporated part of Contra Costa County, CA; therefore, there was no entity required to supply water to the new development.

Shapell Homes and EBMUD jointly turned the garage of one of the model homes into an educational exhibit on water conservation.

Like many water suppliers, EBMUD had become increasingly focused on the need to conserve water. The East Bay watersheds recorded just 16.46 inches of rain in 2007 (the fourth-driest year) and 20.45 inches in 2008 (the 19th-driest year).

Asking for an inclusion for water service got Shapell Homes nowhere. The only way that EBMUD would sign on to become Alamo Creek’s water supplier was if its developer would agree to incredibly stringent water conservation measures.

EBMUD demanded an unprecedented, but clear, goal of mitigation: zero-net impact on the amount of water required, with two gallons saved for each gallon used. To achieve these unprecedented goals, Shapell Homes would have to have support from each resident, not only at the time of home purchase, but as long as one lived there. And whenever a home in Alamo Creek was sold, the new owner would have to continue to follow strict water-saving guidelines.

These required measures that EBMUD spelled out were so drastic that they would permanently affect each residential unit and the community buildings within Alamo Creek. Christopher Truebridge and James Gold, President and Vice President, respectively, of Shapell Homes, realized that this degree of restriction on water usage could adversely affect home sales.

But with no other utility close enough to supply water, Shapell Homes was out of options. Even though its owners had never tried to achieve such low water usage rates in any of their other projects and didn’t know of any developers in California or elsewhere who had, their only choice was to do it EBMUD’s way or build Alamo Creek somewhere else.

“East Bay had wanted to implement this [strict water usage in a new development] for a long time,” says Gold. “We were the guinea pigs.”

Taking up the challenge of creating this innovative project with Shapell Homes was a partner on earlier projects: Nuvis Landscape Architecture and Planning, with offices in Costa Mesa and San Ramon, CA; Las Vegas, NV; and Scottsdale, AZ. Principals in Nuvis are: Robert Cardoza, President; Robert Stone, Vice President; Leslee Temple, Vice President and CFO; and Perry Cardoza, Design Director. 

Temple, FASLA (Fellow of the American Society of Landscape Architects), would spend two years designing the landscape—hard and soft—of Alamo Creek. Because homeowners use much more water outside for watering landscape than they do inside, Temple knew that she had the biggest responsibility and the greatest opportunity to make water conservation happen at Alamo Creek.

Nuvis has continued to be closely involved even though Alamo Creek—which opened in 2006—is about 20% finished. “We felt we couldn’t just turn it over,” says Temple. “We had a lot on the line, too. Nobody had done this [water conservation] on such a scale.”

The hardest parts of the project for her were “to make it a zero net water impact,” she says. “That was extra hard because it had to be buildings and landscape, [and] we all knew it would be difficult to educate the public”—because Alamo Creek was so different from any other developments with which they were familiar.

Photo: NUVIS Plants are set into the ground in formal groupings, but when they grow, the area has an informal, “non-traditional” look.

She had to find plants that would be 90% water efficient in both front and back yards of the homes. That requirement meant using plants native to this region of California, plants that are hardy to the area’s insects and plant diseases, and drought-tolerant.

“The number one challenge for me as a landscape architect is that I felt very compelled to let the public know that native plant material is not gray, not dull, that it has colors and texture, that it can be more attractive than regular garden plants,” says Temple.

Once she had chosen species and varieties of plants, “finding the resources, the nurseries that had the quantity of plants in the right sizes” was not easy. Temple and her staff held firm when contractors wanted to substitute different plants that were readily available. They also spent a lot of time educating the contractors about native plants and water conservation. “The developer backed us completely,” explains Temple. “They told the contractors ‘if Nuvis doesn’t approve you can’t substitute any plants.’”

In hindsight, Temple says that it might have been easier “to contract growing some of the plant material. Then we wouldn’t have had difficulty getting the right plants.”         

Using only native plants also meant there would be no lush green lawns leading from the curbs to the front doors. But, as every real estate agent and home seller knows, curb appeal is an essential requirement for selling a home. Without the inviting green carpet of grass that is de rigueur across front yards of suburbs all across America, would any prospective buyers even want to stop and look at the homes in Alamo Creek?

Even with water restrictions constantly in mind, Temple made every effort to enhance each landscape. She considered closely such elements as horizontal layering (foreground to background or curb to front door), vertical layering (ground to upper story), and some seasonal variation. She made sure to include both evergreens and deciduous plants.

The overall landscaping style used at Alamo Creek is what Temple characterized as “formal informality.” Plants are set into the ground in precise, formal groupings, but when they grow up and out, the completed area has an inviting, informal, and “non-traditional” look.

Temple created separate palettes for plants of various types and uses, and her choices for groundcovers included three species of Juniper (“Blue Pacific,” “Youngstown,” and “Wilton”), Creeping Barberry, Sunrose, Sedum “Tricolor,” and two varieties of Euonymus (“Colorata” and “Microphyllus Variegata”).

Grasses and ferns add color and texture, and are far from the stereotypical idea of xeriscape as limited to assorted types of cacti. Among Temple’s selections for the yards in Alamo Creek are: Sword Fern, Leatherleaf and Variegated Japanese Sedges, New Zealand Flax, Mexican Feather Grass, Fountain and Red Fountain Grass, Silver Grass, and Flame Grass. No resident could say that a grass species called “Red Hot Poker” looks dull.

Alamo Creek’s trees include Hackberry, Eastern and Oklahoma Redbuds, English Hawthorn, Maidenhair, Golden Rain, New Zealand Tea, Mugo Pine, Pomegranate, Cork Oak, Sax Gum, Drake Elm, Flaxleaf Paperbark, Jacaranda, Bottle Brush, and California Sycamore. Four varieties of Crape Myrtle—one called “Watermelon”—add dazzling color to the yards.

Drought-resistant shrubs compose the largest group of native plantings. Temple’s choices range from White Lilacs to Lavenders and include Bear’s Breech, Kangaroo Paw, Blue Hibiscus, Tree Mallows, assorted Abelias, Redberry, California Fuchsia, several Grevilleas, Burmese Grape, Coral Bells, Flannel Bush, Smoke Tree, and Heavenly Bamboo. Blood Red Trumpet Vine and Photinia are used as espaliers. Vines include: Yellow and Lavender Trumpet Vines, Virginia Creeper, Cape Honeysuckle, Wisteria, and Pink Jasmine.

Temple says that, compared to finding the right native plants, choosing materials for the surrounding hardscape areas was easy. She used a variety of rock blankets, pottery, sculptures, stepping-stones, fences, and paths to create outdoor-living and dining areas. Every section had to be in harmony with the architectural styles of the homes, but she had plenty of latitude to create outdoor art and inviting spaces.

Alamo Creek’s total water budget was set at 0.3 million gallons per day: This figure represents 0.25 million gallons per day (gpd) for 679 single-family homes, 0.02 million gpd for 120 senior citizen apartments, and 0.03 million gpd for 127 townhouses. Meters range in size from five-eighths of an inch to 2 inches, based on the size of property lots (4,000–15,000 square feet), fixture counts, and outdoor
irrigation. 

There is no automatic meter reading or Advanced Metering Infrastructure system. Richard Harris of EBMUD says that, “Alamo Creek has standard residential service meters, typically five-eighths- to three-fourths-inch that are read every 60 days on average.”

To stay within the total water budget, each property owner has an individual water budget, monitored for compliance. An additional demand mitigation fee is levied annually for non-compliance. No changes in the water budgets, total or individual, can be made without approval from EBMUD. If a homeowner exceed his water budget by more than 20%, the Alamo Creek Homeowners’ Association is assessed a penalty.

When the details were worked out, water budgets were set for individual properties. They range from 241.5 gpd to 424 gpd, depending on the size of the lot and home. That’s an average of 320 gpd, compared with the typical EBMUD residential customer who uses more than 500 gpd.

Each lot owner makes a one-time contribution to the Water Fee Reserve Account in the amount of $230.81. Each property lot is assessed $5.00 per month as a Water Fee Reserve Account Assessment. Any landscaping or irrigation installed on a lot must be designed in conjunction with efficient irrigation systems so as not to exceed the individual water budget for that lot.

The Alamo Creek Homeowners Association certifies that a property is in compliance, with water saving measures in place, upon sale or resale. These requirements are recorded with the city’s Department of Real Estate.

Another water-saving measure was limiting the number of pools, spas, and water features. Recycled water is used to irrigate common areas, such as street medians, parkways, and greenbelts. Athletic fields use only artificial turf.

In addition to staying within the community’s water budget, Alamo Creek’s developers had to pay EBMUD several thousand dollars per home to offset remaining water demand. These funds are used for water conservation projects elsewhere within EBMUD’s service area. The projects include toilet flapper replacement in apartment buildings and irrigation controllers for single-family homes that reduce landscape irrigation water use.

All of the water-saving measures, however successful in meeting EBMUD’s requirements and benefiting the environment, would not mean much if the public literally did not buy into the concept of deep water restrictions and did not buy the homes. The principals at Shapell Homes and Nuvis knew that Alamo Creek could be an aesthetic and environmental triumph, but a commercial failure if the project wasn’t marketed correctly.

Their first chance to impress and educate potential homebuyers came with the grand opening of the 13 model homes. Workers installed attractive, interpretive signage inside and outside to explain such concepts as hydrozoning and reduced-flow fixtures. 

Shapell Homes and EBMUD jointly turned the garage of one of the model homes into an educational exhibit on water conservation—a mini-museum. Company representatives handed out brochures and answered visitors’ questions.

What surprised Temple was “the acceptability of the public. People were able to understand it.” And as for the no-grass front yards, Temple says that what might have been a problem turned out not to be. Prospective homeowners are drawn in by the curb appeal of green ground covers and other plants. (A small amount of turf has since been allowed in front yards, in the non-cemented portions of the homes with strip, aka Hollywood or Pasadena, driveways. But it’s a no-mow, low-growing, drought-tolerant, type of fescue.)

Observing visitors’ reactions during the opening of the model homes, Temple asked one woman, “Did you notice there’s no turf in the front yard?’” The prospective homebuyer said that she had not even realized that the grass was missing.

Turf grass in the back yards is limited to functional use and not planted on slopes steeper than 10%. Synthetic turf and Carex pansa are also used in some areas.

Some people who knew about Alamo Creek’s lofty goals were skeptical that the finished development would meet them. Temple was gratified when “on grand opening night [of the model homes],” she says, “a couple of the interior designers came to me and said they never thought it would be done.”

And during a joint presentation to other developers, at least one EBMUD official admitted to doubting that Nuvis and Shapell Homes could pull off their unprecedented project.  

Alamo Creek is located in an area where many citizens are environmentally conscious and aware of the need to conserve water. That awareness and the variety and beauty of the homes made the project a financial success. Still, Alamo Creek’s principals didn’t want to take a chance that the strong community commitment to water conservation would weaken in the future. Along with the legal restrictions on water usage and financial penalties, they created educational resources for homeowners.

Each homebuyer is given a hardback book titled Plants And Landscapes for Summer Dry Climates and a CD from EBMUD titled WaterSmart Gardening for Alamo Creek. If he replaces or makes any changes in the landscaping, he is required to use only plants included in Temple’s plant palette (the CD) or in the book. Any changes in landscaping or irrigation must also stay within the individual water budget for that lot.

Irrigation at Alamo Creek is subsurface. The Irritrol Drip Zone Valves used are of an extremely low-friction design that is ideal for low-pressure and multiple-head applications. The Toro DL2000 RGP-418 Pressure Compensating Subsurface Dripline is installed from 6 to 12 inches below the ground. It has the advantage of inhibiting root intrusion directly at the embitter opening. Because the plastic pipes can inadvertently be severed, homeowners are prohibited from using holiday decorations or signs with spikes that have to be driven into the ground.

Because this type of irrigation supplies water directly to the plants’ root zones, it is 20% more efficient than traditional systems. No water is lost to evaporation, over-spray or wind, or wasted on pavement. To be sure that watering isn’t done when it isn’t needed, the system is connected to a Toro Weather Station made by Campbell Scientific. This apparatus continuously monitors solar radiation, air temperature, relative humidity, wind speed, wind direction, and rainfall amount. A rain gauge and assorted sensor transmit data to an enclosed datalogger.

Toro’s Intelli-Sense Controllers are installed in the garages on each lot. After receiving weather data, they automatically adjust valve run times, to give each plant the water it needs and no more. Homeowners must agree to replace their controllers if needed.

At Alamo Creek, water is saved inside as well as outside of the homes. High-efficiency, top-of-the-line Thermador dishwashers (model DWHD43CS, four-program, integrated) use 50% of the water and energy that standard dishwashers do, while front-loading clothes washers save 25–30 gallons of water per load, and up to 70% of the standard energy needed. The Bosch Front Load Washer is Nexxt, WFMC3301UC (1,000 rpm). The gas dryer is Bosch model WTMC3521UC.

Bathrooms have low-flow Kohler showerheads. Aerators on Kohler faucets provide ample flow while using less water. Models for faucets and showerheads include Kohler’s Devonshire, Coralais, Fairfax, Revival, and Forte. Dual-flush and Ultra Low-Frequency toilets reduce the average amount of water used by 20%. Models installed are Sterling Karsten (Elongated 402028, Round 402025) and Mansfield Ecoquantum (Elongated 147-119, Round 146-119). Ninety homes have hot water on-demand systems.

Alamo Creek has bioswales and bioretention facilities for stormwater management. Lumber, asphalt, and concrete used during construction were recovered and recycled. Drainage systems follow natural topography. Twenty-five acres of Alamo Creek are used for parks and open space. About 275 acres of open space will remain so forever. The area includes a mitigating wetland habitat, enhanced creek corridors, and open space management plan for the endangered red-legged frog, kit fox, and tiger salamander.

Saving this much water outside and inside has brought much attention and awards to the project. The Sustainable Land Development Institute named Alamo Creek the 2007 Sustainable Visionary Project of the Year winner.

The development won several awards, including Best Signage, Best Architectural Design of a Detached Home at 3,000–4,000 square feet, and Master Planned Community of the Year, at the Home Builders’ Association of Northern California MAME XXXI event in 2008. Pacific Coast Builders Conference awarded the project two Gold Nugget Merit Awards, including Detached Residential Project of the Year, in 2008.

Developing Alamo Creek has taught the principals of Shapell Homes and Nuvis that attractive homes that are very marketable can be designed and built to use dramatically less water would typically be expected. That hands-on acquired knowledge will make future such projects easier to accomplish for the award-winning team.

Reflecting on the influence of Alamo Creek on other developments, Temple acknowledges that, “This whole thing was an out-of-the-box process.” Thinking of the increasing focus on water conservation, she says, “Five, 10 years from now, we won’t be having this conversation. We’ll all be conserving water [routinely]. Water is a renewable resource, but if it doesn’t rain or snow, we don’t have it.”

Gold agrees. “What we did is going to be the standard,” he says. “People understand that we have a water problem in California.”

Gold notes that “There are water districts that require water efficiency, but not to this degree.”

The success of water conservation at Alamo Creek has inspired EBMUD to rework its water regulations to require more conservation from future developments.

Among EBMUD’s new requirements are these:

• Total turf area must be less than 25% of irrigated areas.
• Non-turf areas must be 80% native or low–water use plants.
• Irrigation efficiency must be 80% ETo reference evaportransporation; no overspray, no runoff.
• Toilets must use no more than 1.28 gallons per flush.
• Urinals must use no more than 0.5 gallons per flush.
• Showerheads must have flow rate of 2.5 gallons per minute (gpm) or less.
• Kitchen faucets must have flow rate of 2.2 gpm or less.

Temple, Gold, and Harris created a presentation about Alamo Creek for developers. Among the conclusions in their presentation are these:

• “Offsite mitigation is possible where significant conservation potential exists within the current utility service area.” 
 
• “Creating a zero footprint for new development is one way to enhance the goal of sustainability.”
•  “Water supply shortages create opportunities for innovation.”